Loading...
HomeMy WebLinkAbout04_Cefalia Residence Coastal Development Permit_PA2017-258CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Cefalia Residence (PA2017-258) SITE LOCATION: 2036 Ocean Boulevard Coastal Development Permit No. CD2017-109 APPLICANT: Oldham Architects OWNER: Jim Cefalia PLANNER: Makana Nova, Associate Planner 949-644-3249, mnova@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 15, 2018 Agenda Item No. 4 • General Plan: RS -D (Single Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -C (Single -Unit Residential Detached)— (10.0-19.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY The applicant requests approval of a Coastal Development Permit (CDP) to demolish an existing single-family residence and construct a new 3,072 -square -foot, three-story, single-family residence with an attached 370 -square -foot, two -car garage. The project also includes landscaping, hardscape, and drainage all located within the confines of private property. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 3). 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. CD2017-109 (Attachment No. ZA 1). oami2on 1 Cefalia Residence, Coastal Development Permit Zoning Administrator, February 15, 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 CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and the anticipated neighborhood pattern of development is consistent with applicable development standards. • The property is located in an area eligible for a Categorical Exclusion. However, the proposed single-family residence exceeds the 1.5 floor area limit identified in Categorical Exclusion Order (CEO) CE-5-NPB-16-1. The development otherwise complies with all other applicable CEO limits and standards. Additionally, the proposed residence conforms to all applicable development standards (see below) and height is measured from 11.33 feet (NAVD88) as the established grade. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans (Attachment No. ZA 3) and illustrated in Table 1 below. Development Standard Table 1 — Development Standards Standard Proposed Setbacks min. Front 10 feet 10 feet Sides 3 feet 3 feet or more Rear 0 feet 6 inches Allowable Floor Area 3,749 square feet 3,442 square feet Third Floor Area 281 square feet 280 square feet Open Volume 281 square feet 283 square feet Parkin 2 -car garage 2 -car aaraae Height 24 feet flat roof 29 feet sloped roof 22 feet 6 inch flat roof 28 feet 8 inch sloped roof Tmp1C. 10/10/17 Cefalia Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 3 UF.iMOM • The project site is located more than 500 feet from the mean high tide line and is separated from the ocean by East Ocean Front Alley and a row of existing residential development. The project site is not protected by a bulkhead. • The finished floor elevation of the proposed dwelling is 11.33 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. • 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 the CBC prior to building permit issuance. Water Quality • The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City's storm drain system. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect public recreation, access, or views and will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The residential lot does not currently provide nor inhibit public coastal access. The property is located approximately 230 feet from the public beach and multiple access points are provided at street ends throughout Balboa Peninsula. Vertical access to the bay front is available along L Street and M Street at an equal distance of 425 feet and 330 feet, respectively. Lateral Access is available via a public beach fronting East Ocean Front. • The proposed project is located entirely on private property and there will be no reduction in on -street parking spaces. Tmpl[: 10/10/17 Cefalia Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 4 • The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. The nearest Public View Point is located at the West Jetty View Park at Peninsula Point, approximately 1,000 feet to the southeast of the project site. Due to the distance of the proposed development from the Public Viewpoint and the project's compliance with height and setbacks, views from this View Point will not be impacted by the proposed development. There is no Coastal View Road (segment) on the Balboa Peninsula. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,072 -square - foot single-family residence and attached 370 -square -foot 2 -car garage. 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. TmpIC 10/10/17 .y. Cefalia Residence, Coastal Development Permit Zoning Administrator, February 15, 2018 Page 5 Prepared by: Maka& N!sva Associate Planner GBR/mkn Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Pmplt: 10/10/17 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. CD2017-109 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 2036 OCEAN BOULEVARD (PA2017- 258) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ryan Oldham of Oldham Architects ("Applicant"), on behalf of Jim Cefalia of Shoreline Developers ("Owner"), with respect to property located at 2036 Ocean Boulevard, requesting approval of a coastal development permit. 2. The lot at 2036 Ocean Boulevard is legally described as Lot 10, Block G, of Tract 518. 3. The Applicant requests a Coastal Development Permit to demolish an existing single- family residence and construct a new 3,072 -square -foot, three-story, single-family residence with an attached 370 -square -foot, two -car garage. The project also includes landscaping, hardscape, and drainage within the confines of private property. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits and no deviations are requested. 4. The subject property is designated RS -D (Single -Unit Residential Detached) 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 -C (Single -Unit Residential Detached) — (10.0-19.9 DU/AC) and it is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on February 15, 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 12-21-2017 Zoning Administrator Resolution No. ##1## Paqe 2 of 7 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,072 -square - foot single-family residence and attached 370 -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: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The total proposed floor area, including the residence and enclosed parking, is 3,442 square feet, which complies with the maximum allowable floor area limit of 3,749 square feet. b. The proposed development provides the minimum required setbacks, which are ten (10) feet along the front property line abutting Ocean Boulevard, three (3) feet along each side property line, and zero (0) feet along the rear property line abutting the 20 -foot wide alley. c. The highest guardrail is less than 24 feet from established grade (11.33 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. 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 proposed development is located more than 500 feet from the mean high tide line and is separated from the ocean by East Ocean Front Alley and a row of existing 12-21-2017 g Zoning Administrator Resolution No. ##1## Paqe 3 of 7 residential development. The project site is not protected by a bulkhead. The finished floor elevation of the proposed residence is 11.33 feet (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) 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 the CBC prior to building permit issuance. 5. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 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 public recreation, access, or views and the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The residential lot does not currently provide nor inhibit public coastal access. The property is located approximately 230 feet from the public beach and multiple access points are provided at street ends throughout Balboa Peninsula. Vertical access to the bay front is available along L Street and M Street, at an equal distance of 425 feet and 330 feet, respectively. Lateral Access is available via a public beach fronting East Ocean Front. 2. The proposed project is located entirely on private property and there will be no reduction in on -street parking spaces. 3. The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. The nearest Public View Point is located at the West Jetty View Park at Peninsula Point, approximately 1,000 feet to the southeast of the project site. Due to the distance of the proposed development from the Public Viewpoint and the project's compliance with height and setbacks, views from this View Point will not be impacted by the proposed development. There is no Coastal View Road (segment) on the Balboa Peninsula. 12-21-2017 9 Zoning Administrator Resolution No. #### Paqe 4 of 7 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-109, 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 15TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator 12-21-2017 -T Zoning Administrator Resolution No. ##1## Paqe 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 3. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity. 4. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 5. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 6. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 12-21-2017 ss Zoning Administrator Resolution No. ##1## Paqe 6 of 7 11. 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. 12. 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. 13. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 14. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 15. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 17. Coastal Development Permit No. CD2017-109 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 18. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Cefalia Residence including, but not limited to, Coastal Development Permit No. CD2017-109 (PA2017-258). 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 12-21-2017 12 Zoning Administrator Resolution No. #### Paqe 7 of 7 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. iz-zi-zon i3 Attachment No. ZA 2 Vicinity Map 08/17/2017 14 VICINITY MAP Coastal Development Permit No. CD2017-109 PA2017-258 2036 Ocean Boulevard 15 Attachment No. ZA 3 Project Plans 08/17/2017 10 Abbreviations and Symbol Legend O U U Agency Submittal Numbers Scope of Project Sheet Index CITY OF NEWPORT BEACH: COASTAL DEVELOPMENT PERMIT = TBD DEMO OF EXISTING SINGLE FAMILY DWELLING AND ALL EXISTING SITE FEATURES. Architecture AB ANCHOR BOLT FWY FREE WAY SIM SIMILAR Z '^ > LL AC ASPHALT CONCRETE GA GAUGE SM SQUARE METER BUILDING PLAN CHECK = TBD NEW SINGLE FAMILY HOME: 3 -STORIES, 4 BEDROOM + 3.5 BATH AO.0 PROJECT INFORMATION & PLOT PLAN ACS ACOUSTICAL GALV GALVANIZED SQ SQUARE 3,072 SF LIVING SPACE A1.0 AREA ANALYSIS ACT ACOUSTICAL CEIUNG TILE GB GRAB BAR SND SANITARY NAPKIN DISP. 2 CAR 370 SF GARAGE A2.0 1ST & 2ND FLOOR PLAN ADJ ADJUSTABLE GL GLASS SPS STRUC. PLWD. SHEEnNG 502 SF 3RD FLOOR DECK A2.1 3RD FLOOR PLAN & ROOF PLAN ADDL ADDITIONAL GLM GLUE LAMINATED MEMBER SS STAINLESS STEEL A3.0 EXTERIOR ELEVATIONS AFF ABOVE FINISHED FLOOR GLB GLUE LAM BEAM STAG STAGGERED A4.0 BUILDING SECTIONS (VERTICAL ANALYSIS) AGGR AGGREGATE GR GRADE STD STANDARD WOOD FRAMING CONSTRUCTION OVER CONCRETE FOUNDATION. ALT ALTERNATE GYPBD GYPSUM BOARD STL STEEL MISC ALUM ALUMINUM GWB GYPSUM WALL BOARD STOR STORAGE NEW SITE HARDSCAPE, LANDSCAPE, & FENCING . ARCH ARCHITECTURAL GSB GYPSUM SHEATHING BOARD SUSP SUSPENDED GP -1 PRELIMINARY GRADING & EROSION CONTROL PLAN AFF ABOVE FINISH FLOOR HB HOSE BIB SYM SYMETRICAL 1 OF 1 SITE SURVEY ASPH ASPHALT HC HANDICAPPED T&B TOP AND BOTTOM BD BOARD HDWD HARDWOOD T&G TONGE AND GROOVE BITUM BITUMINOUS HCR HOLLOW CORE TB TOWEL BAR BLDG BLDG HDWR HARDWARE TDD TELECOM DISP. DEVICE BLKG BLOCKING HM HOLLOW METAL TEMP TEMPORARY Deferred Submittals / Separate Submittals BM BEAM HORIZ HORIZONTAL TK THICK BOT BOTTOM HR HOUR TS TUBE STEEL BTWN BETWEEN HSB HIGH STRENGTH BOLT TSCD TOILET SEAT COVER DISP. BU BUILT-UP HT HEIGHT TTP TOILET TISSUE DISP. THE FOLLOWING DEFERRED SUBMITTALS TO BE REVIEWED AND APPROVED BY THE CAB CABINET HVAC HEATH. VENIN. &AIR COND. TYP TYPICAL PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO CBC CALIFORNIA BLDG CODE HIGHWAY T TEMPERED SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. CB CATCH RAISIN ID D INSIDE DIAMETER LINO UNLESS NOTED OTHERWISE CLKG CAULKING ]DEN IDENTITY UR URINAL CLG CEILING INT INTERIOR VB VAPOR BARRIER 1. AUTOMATIC FIRE SPRINKLER PLANS. CONTRACTOR TO OBTAIN A FIRE CL CLOSET INSULATION VAR VARIES SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. CH CHANNEL AN JAN JANITOR VCT VINYL COMPOSITION TILE CJ CONTROL JOINT JST JOIST VERT VERTICAL 2. SOUND ATTENUATION DESIGN FOR ALL EXTERIOR HVAC EQUIPMENT PER CLR CLEAR LAM LAMINATE VTR VENT THRU ROOF STANDARD 275. COL COLUMN LAV LAVATORY W WEST COMP COMPOSITION MAT MATERIAL W/ WITH 3. PRE -MANUFACTURED ROOF TRUSSES. CMU CONCRETE MASONRY UNIT MAX MAXIMUM W/O WITHOUT CONT CONTINUOUS MB MACHINE BOLT WC WATER CLOSET CONIC CONCRETE MECH MECHANICAL WD WOOD CT CERAMIC TILE MED MEDIUM WDW VENT THRU ROOF CTR COUNTER MTL METAL WP WATERPROOF CTSK COUNTERSINK MFR MANUFACTURER WSCT WAINSCOT DBL DETAIL MKBD MARKER BOARD DD DOWN DRAIN MIN MINIMUM DF DRINKING FOUNTAIN MIR MIRROR DIA DIAMETER MISC MISCELLANEOUS DIAG DIAGONAL mm MILLIMETER DIM DIMENSION MO MASONRY OPENING DISP DISPENSER MR MOISTER RESISTANT DN DOWN MT METAL THRESHOLD ALLEY Cit of Newport Beach Notes y p Zoning& Code Information DR DOOR MTD MOUNTED ALLEY DS DOWNSPOUT MUL MULLION - - - - DET DETAIL No. NUMBER DWG DRAWING N NORTH PROPERTY ADDRESS: 2036 OCEAN BLVD DWR DRAWER NIC NOT IN CONTRACT o 1. ISSUANCE OF A BUILDING PERMIT BY THE CIN OF NEWPORT BEACH DOES NOT NEWPORT BEACH, CA 92661 (E) EXISTING No NUMBERo w I �3 o Ln w RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, E EAST NTS NOT To SCALE CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE ASSESSOR'S PARCEL N0: 048-261-23 EA EACH OA OVERALL v PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY EF EXHAUST FAN oC ON CENTER D ❑ •0 O R = 34.67'ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED EHD ELECTRICAL HAND DRYER OD OUTSIDE DIAMETER - - - -- - BY THIS PERMIT. TRACT NO: UNKNOWN EJ EXPANSION JOINT OH OPPOSITE HAND " "• " ❑ EIFS EXT INSUL FINISH SYSTEM OPNG OPENING 2. APPLICATIONS FOR WHICH NO PERMIT IS ISSUED WITHIN 180 DAYS FOLLOWING ZONE: R-1 EL ELEVATION HEIGHT 0/ OVER ; THE DATE OF APPLICATION SHALL AUTOMATICALLY EXPIRE. ELECT ELECTRICAL PPC POURED IN PLACE CONIC. ELEV ELEVATION VIEW PR PAIR 3. EVERY PERMIT ISSUED SHALL BECOME INVALID UNLESS WORK AUTHORIZED IS TOTAL SITE AREA: 2,610 SF ELVR ELEVATOR PERF PERFORATED o TRASH AREA COMMENCED WITHIN 180 DAYS OR IF THE WORK AUTHORIZED IS SUSPENDED EMER EMERGENCY pL PLATE OR ABANDONED FOR A PERIOD OF 180 DAYS. A SUCCESSFUL INSPECTION EQ EQUAL PLAM PLASTIC LAMINATE 3'-0" S.Y. STBK 00 MUST BE OBTAINED WITHIN 180 DAYS. A PERMIT MAY BE EXTENDED IF A SETBACKS: FRONT YARD = 10' / 25' ® 3RD FLOOR EQUIP EQUIPMENT PLAS PLASTER (F.O. FINISH) WRITTEN REQUEST STATING JUSTIFICATION FOR EXTENSION AND A $250 SIDE YARD = 3' / 5' ® 3RD FLOOR ESCL ESCALATOR PLWD PLYWOOD APPLICATION FEE IS RECEIVED PRIOR TO EXPIRATION OF THE PERMIT AND REAR YARD = 0 / 15 ® 3RD FLOOR (ADJOINING 20 WIDE ALLEY) EWC ELECTRICAL WATER COOLER PMF PRESSED MTL FRAME GRANTED BY THE BUILDING OFFICIAL. NO MORE THAN TWO (2) EXTENSIONS EXP EXPANSION PT PRESSURE TREATED MAY BE GRANTED. PERMITS WHICH HAVE BECOME INVALID SHALL PAY A EXT EXTERIOR PTD PAPER TOWEL DISPENCER RENEWAL FEE OF 50% OF THE ORIGINAL PERMIT FEE AMOUNT WHEN THE MAX HEIGHT: 24' / 29' ABOVE AVG. GRADE BASELINE FD FLOOR DRAIN PTDR PAPER TOWEL DISP/RECP MAINTAIN 3'-0" CLEAR _ _ _ _ _ _ _ _ PERMIT HAS BEEN EXPIRED FOR UP TO ONE (1) YEAR. WHEN A PERMIT HAS FEN FOUNDATION QT QUARRY TILE PATH OF TRAVEL ON FE FIRE EXTINGUISHER THIS SIDE OF HOME EXPIRED FOR A PERIOD IN EXCESS OF ONE (1) YEAR, THE RENEWAL FEE NO. OF STORIES: 3 FEC FIRE EXTINGUISHER CABINET QTY R QUANTITY RADIUS 3RD FLOOR SHALL BE 100% OF THE ORIGINAL FEE. FHMS FLATHEAD METAL SCREW RD ROOF DRAIN ABOVE 3'-0" S.Y. STBKCONSTRUCTION 4. POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREESTANDING TYPE: V -B FHWS FIN FLATHEAD WOOD SCREW FINISH RD ROUGH OPENING (F.O. FINISH) STRUCTURES REQUIRE SEPARATE REVIEW AND PERMITS. RM ROOM FLASH FLASHING REF REFERENCE • FIRE SPRINKLERS: YES PER NFPA 13D FUR FLOOR REFER REFRIGERATOR _ 5'-0" 5'-10Y2" 5. HEIGHT CERTIFICATION INSPECTIONS SHALL BE REQUIRED (ON ELEVATION FLUOR FLUORESCENT REOD REQUIREDSHEETS ONLY). OCCUPANCY GROUP: R-3 (RESIDENCE) TO FACE OF RFEC RECEDED FIRE EXT. CAB. a, U (GARAGE) FOC FACE OF CONCRETE RHWS ROUND HEAD WD SCREW 00 r 6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES FOF FACE OF FINISH ROW RIGHT of WAY w II (ADJACENT R-1 WITHIN THE PUBLIC RIGHT-OF-WAY. FOM FACE OF MASONRY S SOUTH (ADJACENT R-1 _J v RESIDENCE 11 ) APPLICABLE CODES: CITY OF NEWPORT BEACH MUNICIPAL CODE FOS FACE OF STUD SAB SOUND ATTENUATION BATT RESIDENCE ) 7. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS 2016 CALIFORNIA RESIDENTIAL BUILDING CODE (C. R.C.) FOW FACE OF WALL SC SOUR CORE rr' co REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. FPRF FIREPROOF SCHD SCHEDULE o AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE 2016 CALIFORNIA MECHANICAL CODE (C.M.C.) FRP FIBER REINFORCED PANELSF SQUARE FEET EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW 2016 CALIFORNIA ELECTRICAL CODE (C.E.C.) FTG FOOTING SHEATH SHEATHING a CONCRETE SIDEWALK, CURB, AND GUTTER, AND ALLEY/STREET PAVEMENT WILL 2016 CALIFORNIA PLUMBING CODE (C.P.C) FT FEET OR FOOT SHT SHEET 0 BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE 2016 CALIFORNIA FIRE CODE (C.F.C) FURR FURRING (N) FENCING; MAX 6'-0" zDEEMED SUBSTANDARD, A NEW 1" WATER SERVICE, WATER METER BOX, SEWER 2016 CALIFORNIA GREEN BUILDING (C.G.B.C.) ABV. (E) GRADE g LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF 2016 CALIFORNIA ENERGY STANDARDS THE COSTS ALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODE o (N) FENCING; MAX 6'-0" 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE NAME ROOM CALL -OUT ABV. (E) GRADE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS ROOM # INSPECTOR. GO Area Calculations &Basis of Grade Project Contacts R-1 RESIDENCE N 8. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD 17 m 1,718 SF FOOTPRINT , 2'-3" SF LIVING IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. XX XX3,072 SECTION CUT U 3 -STORY XX.X XX.X z 9. ALL CONSTRUCTION SHALL COMPLY WITH THE 2013 EDITIONS OF THE AREA BY FOOTPRINT g CALIFORNIA BUILDING CODE, CALIFORNIA ELECTRICAL CODE, CALIFORNIA (ALL UNDER ROOF AREAS AT GROUND LEVEL) Owner Architect a MECHANICAL CODE, CALIFORNIA PLUMBING CODE, CALIFORNIA FIRE CODE, AND THE CALIFORNIA ENERGY CODE. JIM CEFALIA OLDHAM ARCHITECTS XX WALL SECTION GROUND FLOOR FOOTPRINT = 1,718 SF PO BOX 551 2651 E CHAPMAN AVE, #110 XX.X 10. BUILDING SHALL HAVE ADDRESS NUMBERS PLACED IN A POSITION THAT IS NEWPORT BEACH, CA 92661 FULLERTON, CALIFORNIA 92831 PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PH: 949-478-2593 PH: 714-482-8296 PROPERTY. NUMBERS SHALL CONTRAST BACKGROUND, BE ARABIC OR GROSS LIVING SPACE CONTACT: JIM CEFALIA CONTACT: RYAN OLDHAM XX ALPHA -NUMERIC AND BE A MINIMUM OF OF 4" HIGH WITH A MINIMUM STROKE DETAIL CUT Y OF 32". (ALL CONDITIONED AREAS + EXTERIOR WALLS) XX.X o m WALLS IN F.Y. SETBACK 1- PATIn MAX 42" TALL A.B.G. Structural Engineer Geotech Engineer C)- 11. AC EQUIPMENT AND ITS LOCATION ARE NOT A PART OF THIS PLAN CHECK OR 1ST FLOOR = 1,278 SF A o � PERMIT. THEREFORE, A SEPARATE PLAN CHECK AND PERMIT ARE REQUIRED INNOVATIVE STRUCTURAL ENG. INC. EGA CONSULTANTS, LLC TO ILLUSTRATE COMPLIANCE WITH SECTION 10.26.045 OF THE NBMC. 2ND FLOOR = 1,529 SF 40810 COUNTY CENTER DRIVE #110 375-C MONTE VISTA AVE D XX B INTERIOR ELEV. - TEMECULA, CA 92591 COSTA MESA, CA 92627 XX.X - 12. THE EXISTING ALLEY AND OCEAN BLVD. IS ON THE CITY'S CUT STREET ALLEY / 3RD FLOOR = 280 SF PH: 951-600-0032 x204 PH: 949-922-3421 o1 MORATORIUM LIST. TRENCHING/DAMAGE TO ALLEY OR STREET AS A PART OF CONTACT: SHAWN LOTHROP CONTACT: DAVID WORTHINGTON C i (E) CONC. WALK THIS DEVELOPMENT WILL REQUIRE ALLEY OR STREET REPAIR WORK. DETAILS ***TOTAL LIVING SPACE = 3,087 SF O OF SUCH REPAIR WORK MAY BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. GARAGE = 370 SF o l (N) PARKWAY CALL OUT ELEV MARKER ***TOTAL BUILDING AREA 3,457 SF Governing Agencies 13. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT OF WAY SHALL BE = 10'-0" PLANTING AREA PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED CITY OF NEWPORT BEACH GENERAL ENGINEERING CONTRACTOR. 3RD FLOOR DECK = 502 SF 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 o F.O. CURB 13. ALL WORK RELATED TO WASTE WATER IN THE PUBLIC RIGHT OF WAY SHALL BE PH: 949-718-1888 (BLDG) O DOOR SYMBOL PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A MAX GROSS FLOOR AREA 949-644-3200 (PLANNING) Flo LICENSED GENERAL ENGINEERING CONTRACTOR. 949-644-3106 (FIRE) WINDOW SYMBOL (PER NEWPORT BEACH ZONING CODE) 949-644-3311 (PUBLIC WORKS) (E) TREE LOT SIZE = 2,610 SF 00 - EAST OCEAN BLVD BUILDABLE FOOTPRINT INSIDE SETBACKS = 1,871 SF CALIFORNIA COASTAL COMMISSION SOUTH COAST AREA OFFICE TOTAL ALLOWED AREA = 1,871 X 2 = 3,742 SF 200 OCEANGATE, 10TH FLOOR LONG BEACH, CA 90802 ACTUAL AREA = 3,442 SF ............ OK PH: 562-590-5071 � STREET - - is - - - - - Architect's Notes to Contractor 3RD FLOOR AREA = 1,871 X .15 = 280.65 SF (280 SF ACTUAL)........ OK 1. ALL CONSTRUCTION SHALL COMPLY WITH THE APPLICABLE BUILDING CODES Vicinity Map EVEN IF NOT EXPLICITLY CALLED -OUT IN THIS PLAN SET. OPEN SPACE REQUIREMENT (PER NEWPORT BEACH ZONING CODE) ,• •aa 2. CONTRACTOR SHALL REVIEW ALL SHEETS OF THIS PLAN SET TO GAIN A FULL UNDERSTANDING OF THE PROJECT. NOT ALL INFORMATION WITHIN THIS PLAN *, a N�oa,,,� " pPark Na Ibon Apanmams SET IS GRAPHICAL. CONTRACTOR SHALL REVIEW ALL NOTES WITHIN THE PLAN BUILDABLE FOOTPRINT INSIDE SETBACKS = 1,871 SF ", p SET AND PROCEED ACCORDINGLY. *, s REQUIRED OPEN SPACE = 1,871 X .15 = 280.65 SF �,, �, �" � a° � BIG CANYON 3. CONTRACTOR SHALL VERIFY ALL INFORMATION IN THIS PLAN SET FOR "8 ACCURACY AND SHALL ALERT THE ARCHITECT OF ANY CONFUSION, ACTUAL OPEN SPACE _ _ 160+123 283 SF ............OK DISCREPANCIES, ERRORS, OR OMISSIONS. CONTRACTOR SHALL SEEK Hlah"eye ARCHITECT'S INSTRUCTION PRIOR TO COMMENCING WORK AT AREAS OF Newpon Beacn QFasbon island CONFUSION, DISCREPANCY, ERROR, OR OMISSION. PROPOSED LANDSCAPE AREA 4. NO DIMENSIONS SHALL BE SCALED OFF PLANS. CONTRACTOR SHALL VERIFY LANDSCAPE AREAS = 125 + 55 = 180 SF ro (7) Newpon Beach ®caumn MISSING DIMENSIONS WITH ARCHITECT PRIOR TO CONTINUING WORK. w„ 'Po club Newport Beach ©>Qvlc s Cents, 5. THE CONTRACTOR SHALL CONFIRM THE SPECIFICATIONS WITH THE OWNER PRIOR Balboa Island TO PURCHASE OF ALL MANUFACTURED/FABRICATED MATERIALS, FIXTURES AND ESTABLISHED BASIS OF GRADE PLAN N EQUIPMENT SUCH AS BUT NOT LIMITED TO WINDOWS, DOORS, EXTERIOR FINISH, (PER NEWPORT BEACH ZONING CODE) Bulbea Fun Zone p ROOF FINISH MATERIAL, INTERIOR FINISHES, FINISH CARPENTRY, PLUMBING Bu,k Ba,, Bead" FIXTURES, HVAC EQUIPMENT, FINISH ELECTRICAL, ETC. ARCHITECT SHALL NOT EXISTING GRADE POINT #1 = 11.32' „e M BE RESPONSIBLE FOR MIS -SPECIFIED ITEMS ON PLAN IF CONTRACTOR AND NOT THE ITEMS PRIOR TO EXISTPO EXISTING GRADE #2 = 11.14' Balboa Pie.O 2036East Ocean CORONA 'eowavard OWNER DID CONFIRM SPECIFICATION OF SUCH DEL MAR PURCHASE. IF THERE IS A DISCREPANCY BETWEEN THE SPECIFICATION AND EXISTING GRADE POINT 3 = 11.50' # THE OWNER'S WISHES THE ARCHITECT SHALL BE NOTIFIED. EXISTING GRADE POINT #4 = 11.35'n,Sndc M, 0 stale Bean, AVERAGE EXISTING GRADE = 45.31' / 4 = 11.33' Inspeanon Pon., MAXIMUM ROOF HEIGHT = 11.33' + 29. = 40 33' E Bole00' NOTE: SEE GRADING PLANS FOR MORE DETAILED SITE CONSTRUCTION . Bad"'^ ASBSSINFORMATION. Wars, e Plot Plan Scale: %B" = V-0" ldham architects old ham architects 2651 east Chapman avenue, unit 110 f u I le rton, cal ifornIa 92831 71 4.482.82961 www.old ham -architects. com CYAN O 97 Ar II\\''N0. C-29715 © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. Cz W N OL z N o N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL#1 01.10.18 CDPSUBMITTAL#2 0 0 Z 0 0 0 0 0 0 A0.0 Project Information Plot Plan M O U U U c0 �/ O OQ) Z '^ > LL ICU m C ca � 0 O (f� M �' JW u u co z N o N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL#1 01.10.18 CDPSUBMITTAL#2 0 0 Z 0 0 0 0 0 0 A0.0 Project Information Plot Plan ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, cal i f o r is 92831 71 4.482.82 961 www.old ham -arch itects. com 1 CYAN OLDHAM II\\\\''N0. C-29715 _n. 4-30-19 A © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. 70 ICUW Keynotes � cfl N O`° Max Allowed Areas o U c � U _ _ Cu ` v U (o V) m LOT SIZE = 2,610 SF i✓ 0 p BUILDABLE FOOTPRINT = 1,871 SF C m c ca O BUILDABLE AREA � N W co z N (BUILDABLE FOOTPRINT X 2) = 3,742 SF 3RD FLOOR (BUILDABLE FOOTPRINT X .15) = 280.65 SF OPEN SPACE (BUILDABLE FOOTPRINT X .15) = 280.65 SF Calculated Areas AREA A = 19 SF AREA B = 598 SF AREA C = 402 SF 1ST FLOOR = 1,648 SF AREA D = 167 SF AREA E = 462 SF AREA F = 512 SF AREA G = 81 SF AREA H = 206 SF 2ND FLOOR = 1,529 SF AREA J = 85 SF AREA K = 495 SF AREA L = 150 SF AREA M = 78 SF AREA N = 202 SF 3RD FLOOR = 280 SF GROSS FLOOR AREA = 3,457 SF PERCENTAGE OF MAX = 92 OPEN SPACE A = 160 SF OPEN SPACE B = 123 SF TOTAL OPEN SPACE = 283 SF 28'-7" 28'-7" 19'-3" o I ❑❑I r--�­ARE-A=A-=-1-9=SF I 0 I I I I I I L iLl I ❑ AREAF=512 SF i � 18'-7" Inc[] AREA B = 598 SF I b N LJ 21,'-2" o AREA M = 78 SF C'_4 ARE -A- = -1 SF0) 0 o , 8'-„ALI I a00 0 of Ld AREAN=204 SF LO W AREA H = 206 SF l o o� LLJ N ao I a Q AREA C = 402 SF QL o �� Elal a ---J 26'-8,. Q AREA J = 85 SF o i I I_Ln I I I I I I 221 �'�� I r__ t 16'-4" CC)� ~& 26' 110%2' AREA D = 167 SF a 00 20'-11" I L K = 495 SF L1AREA O CID I I I I I I I I I I I Lu I w LAI A LAI L) N in w - AREA E = 462 SF ED _ OPEN SPACE B = 123 SF AREA L = 150 SF 12'- 10" 15'-10" ------------------------- 5'-0" 23'-8" 3rd Floor Scale: 3/6" = V-0° 3 2nd Floor Scale: N16" =1'-0° 2 1 st Floor Scale: N16" = 1'-0° 1 ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, cal i f o r is 92831 71 4.482.82 961 www.old ham -arch itects. com 1 CYAN OLDHAM II\\\\''N0. C-29715 _n. 4-30-19 A © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: 12.15.17 CDP SUBMITTAL #1 IL 01.10.18 CDP SUBMITTAL #2 ZL ZL ZL IL ZL ZL A1.0 Area Analysis 12 70 ICUW � cfl N O`° �y� o U c � U _ _ Cu ` v U (o V) m U i✓ 0 p C m c ca O M0 C J � N W co z N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: 12.15.17 CDP SUBMITTAL #1 IL 01.10.18 CDP SUBMITTAL #2 ZL ZL ZL IL ZL ZL A1.0 Area Analysis 12 I oc 3'-1 „ 98'-7„ 3'-0„ I oc 3 —1„ 98'—V„ 3'-0„ Keynotes ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, ca I i f o r n is 92831 71 4.482.82961www.o I ch am -arch it ects.com \ l VYAN OLDHAM I N0. C-29715 J n. 4-30-19 © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. I Plan Legend WALL TYPES: EXISTING WALL OR ITEM TO BE REMOVED EXISTING WOOD FRAMED WALL TO REMAIN NEW 2X4 WOOD FRAMED WALL: • 2X4 WOOD STUDS PER STRUCTURAL DWGS • R13 BATT INSULATION AT EXTERIOR WALLS • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER ELEVATIONS • INTERIOR: Y2" DRYWALL NEW 2X6 WOOD FRAMED WALL: • 2X6 WOOD STUDS PER STRUCTURAL DWGS • R19 BATT INSULATION • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER ELEVATIONS D D • INTERIOR: 5/8" TYPE DRYWALL O O LTA FRAMED OVERHEAD SOFFIT; HEIGHT PER PLAN TYPE 'X' DRYWALL 2nd Floor Plan Scale: Y4" = V-0" 1 2 1 1 st Floor Plan DOOR & WINDOW CALL -OUTS: WINDOW & DOOR SIZES ARE IN WIDTH X HEIGHT: XxXx = FT. & INCHES X FT. & INCHES. EXAMPLE: 3o46CS = 3'-0"W X 4'-6"H CASEMENT. (R) = REPLACEMENT (E) = EXISTING FX = FIXED SH = SINGLE HUNG DH = DOUBLE HUNG SL = SLIDER CS = CASEMENT AW = AWNING SC = SOLID CORE Scale: Y4" = 1'-0" 1 (T) = TEMPERED SAFETY GLAZING z N N N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 01.10.18 CDP SUBMITTAL #2 0 0 ZL 0 0 0 0 ZL 0 0 A2.0 1st & 2nd Floor Plan ?9 4'-0" 4'-0" 70 UP 15R UP UPo 15R Floor Plan Notes CC 2R ---- F_ 1 5'-9 0-- POST �> W CO o �J �� � � F � (7 t ro z o I O L DINING 1 0 CLOSET 0 U 8'-2" 6'rC 3'-3" 8'-0" 2'-9" ) M. BATH + — -- — I 1'-0" �/ U o 1 --- j > 4-0Z c - > - o 00 C O LIVING 00 0) CID 0 M. BEDROOMM ` W W D co I Plan Legend WALL TYPES: EXISTING WALL OR ITEM TO BE REMOVED EXISTING WOOD FRAMED WALL TO REMAIN NEW 2X4 WOOD FRAMED WALL: • 2X4 WOOD STUDS PER STRUCTURAL DWGS • R13 BATT INSULATION AT EXTERIOR WALLS • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER ELEVATIONS • INTERIOR: Y2" DRYWALL NEW 2X6 WOOD FRAMED WALL: • 2X6 WOOD STUDS PER STRUCTURAL DWGS • R19 BATT INSULATION • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER ELEVATIONS D D • INTERIOR: 5/8" TYPE DRYWALL O O LTA FRAMED OVERHEAD SOFFIT; HEIGHT PER PLAN TYPE 'X' DRYWALL 2nd Floor Plan Scale: Y4" = V-0" 1 2 1 1 st Floor Plan DOOR & WINDOW CALL -OUTS: WINDOW & DOOR SIZES ARE IN WIDTH X HEIGHT: XxXx = FT. & INCHES X FT. & INCHES. EXAMPLE: 3o46CS = 3'-0"W X 4'-6"H CASEMENT. (R) = REPLACEMENT (E) = EXISTING FX = FIXED SH = SINGLE HUNG DH = DOUBLE HUNG SL = SLIDER CS = CASEMENT AW = AWNING SC = SOLID CORE Scale: Y4" = 1'-0" 1 (T) = TEMPERED SAFETY GLAZING z N N N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 01.10.18 CDP SUBMITTAL #2 0 0 ZL 0 0 0 0 ZL 0 0 A2.0 1st & 2nd Floor Plan ?9 ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, cal i f o r is 92831 71 4.482.82 961 www.old ham -arch itects. com 1 f?YAN OLDHAM N0. C-29715 _n. 4-30-19 A © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. 70 \CU\ Keynotes W f9 CD N O M O U C � U _ _0 /C 3'-1 " 28'-7" 3'-0" U 0 � r I � LL Al W I I C= Y I I co N ` LLI M z N N N 0 0 a mbj N EXTERIOR DECK 0z o� J O r7 STANDING SEAM METAL ROOFING, TYPICAL ALL Ll I SLOPED ROOF AREAS I Ll � DN 15R N 7 � BONUS ROOM N O Ld am I- 5'- 1 Oy2„ 5'-0" -O � z w a 0 PWDR12 m Floor Plan Notes AREA FOR AC UNITS v FLAT ROOF AREA 7'-11/2„ 8'-11/2" 7'-10" 23'-11" 3.12 <� Qo mLLI o N ^z N J iO M LO N N M Plan Legend WALL TYPES: EXISTING WALL OR ITEM TO BE REMOVED EXISTING WOOD FRAMED WALL TO REMAIN 2X4 WOOD FRAMED WALL: o QNEW 03 • 2X4 WOOD STUDS PER STRUCTURAL DWGS 1 w • R13 BATT INSULATION AT EXTERIOR WALLS O V) • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER r ELEVATIONS • INTERIOR: Y2° DRYWALL NEW 2X6 WOOD FRAMED WALL: • 2X6 WOOD STUDS PER STRUCTURAL DWGS • R19 BATT INSULATION • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER ELEVATIONS • INTERIOR: 5/8" TYPE DRYWALL 0 0 Z7� FRAMED OVERHEAD SOFFIT; HEIGHT PER PLAN TYPE 'X' DRYWALL DOOR & WINDOW CALL -OUTS: WINDOW & DOOR SIZES ARE IN WIDTH X HEIGHT: XxXx = FT. & INCHES X FT. & INCHES. EXAMPLE: 3o46CS = 3'-0"W X 4'-6"H CASEMENT. (R) = REPLACEMENT (E) = EXISTING FX = FIXED SH = SINGLE HUNG DH = DOUBLE HUNG SL = SLIDER CS = CASEMENT AW = AWNING SC = SOLID CORE Roof Plan Scale:%q" = V-0" 2 3rd Floor Plan Scale: %q" = 1'-0" (T) = TEMPERED SAFETY GLAZING ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, cal i f o r is 92831 71 4.482.82 961 www.old ham -arch itects. com 1 f?YAN OLDHAM N0. C-29715 _n. 4-30-19 A © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: 12.15.17 CDP SUBMITTAL #1 IL 01.10.18 CDP SUBMITTAL #2 ZL 0 0 ZL ZL IL ZL A A2.1 3rd Floor Plan Roof Plan 20 70 \CU\ W f9 CD N O M O U C � U _ _0 /C U co � U 0 � 0 � LL Al W W. - ■ C C= U O M� co N ` LLI M z N N N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: 12.15.17 CDP SUBMITTAL #1 IL 01.10.18 CDP SUBMITTAL #2 ZL 0 0 ZL ZL IL ZL A A2.1 3rd Floor Plan Roof Plan 20 ham architects old ham architects 2651 east chapman avenue, unit 110 fu IIerto n, ca I i f o r n is 92831 714.482.82 96 1 www.old ham -architects. com \ l VYAN OLDHAM I n. 4-30-19 © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. 70 L co Keynotes h O ROOF RIDGE = 38.93' HIGHEST ROOF RIDGE = 39.98' U F U C U (0 U) m U r 0 >, O E z 40.33' O — U_ ICU 00 I I I (6 C O MAX RIDGE HEIGHT / N c� � N C:) w i0 z N o N 0 I TOP OF RAILING = 33.82' 35.33' MAX HEIGHT FLAT ELEMENTS 10'-0" ❑ ❑ 4" O I N O 11.90, FIN. SLAB 1 1 .33' BASIS OF GRADE Right Side Elevation Scale: Y4" = 1'-0" 4 F HIGHEST ROOF RIDGE = 39.98' ROOF RIDGE = 38.93' 40.33' MAX RIDGE HEIGHT 0 I TOP OF RAILING = 33.82' 'n 35.33' MAX HEIGHT FLAT ELEMENTS 0 I Elevation Notes STEEL CANOPY 8 —1 OVER DOOR 0 I 4" N F_1=1 El 11 IV 11 11.90, FIN. SLAB Material Legend 1 1 .33' BASIS OF GRADE Left Side Elevation Scale: Y4" =1'-0" 3 HIGHEST ROOF RIDGE = 39.98' ROOF RIDGE = 38.93' R R R R 40.33' MAX RIDGE HEIGHT TT 0 I TOP OF RAILING = 33.82' `O STANDING SEAM 2'-9" METAL ROOFING 35.33' MAX HEIGHT FLAT ELEMENTS 42"H RAILING SYSTEM; iii H iii iii WIRE OR GLASS 3'-0" STEEL POST STUCCO FINISH STEEL OPEN RAILING o I � N STEEL HEADER / CANOPY 2'-8" 3'-3" Z CONCRETE BLOCK VENEER METAL CLAD WINDOWS/DOORS 11.90, FIN. SLAB METAL & GLASS 11.33' GARAGE DOOR BASIS OF GRADE Rear Exterior Elevation Scale: Y4" = V-0" 2 Front Exterior Elevation Scale: Y4" = V-0" ham architects old ham architects 2651 east chapman avenue, unit 110 fu IIerto n, ca I i f o r n is 92831 714.482.82 96 1 www.old ham -architects. com \ l VYAN OLDHAM I n. 4-30-19 © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 01.10.18 CDP SUBMITTAL #2 0 0 ZL 0 0 0 ZL ZL 0 0 A3.0 Exterior Elevations 21 70 L co cfl N O � L O U U C U (0 U) m U r 0 >, O E z U_ ICU 00 I I I (6 C O / N c� � N C:) w i0 z N o N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 01.10.18 CDP SUBMITTAL #2 0 0 ZL 0 0 0 ZL ZL 0 0 A3.0 Exterior Elevations 21 ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, ca I i f o r n is 92831 71 4.482.82961www.o I ch am -arch it ects.com \ l VYAN OLDHAM I N0. C-29715 J n. 4-30-19 © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. 70 ICU ^� r Cfl N O � L U U U (0 i� (3) m U r 0 >1 O E z U_ m HIGHEST ROOF RIDGE = 39.98' (nu `.M , (0 40.33' W z N MAX RIDGE HEIGHT o N 0 I TOP OF RAILING = 33.82' n X a 35.33' LO 0 MAX HEIGHT o BONUS ROOM I ELEMENTS I� EXTERIOR DECK I I i M. BEDROOM 00 BEDROOM 4 ^cO HALL LA Lj0 1 L—L LN L - 00 o LO I I GARAGE 1 to KITCHEN Z DINING LIVING Z 1% 11.90' ;.....,. . FIN. SLAB 11.33' BASIS OF GRADE Building Section Scale: Y4" = V-0° ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, ca I i f o r n is 92831 71 4.482.82961www.o I ch am -arch it ects.com \ l VYAN OLDHAM I N0. C-29715 J n. 4-30-19 © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 01.10.18 CDP SUBMITTAL #2 ZL 0 ZL 0 ZL ZL 0 A4.0 Building Sections Construction Details 22 70 ICU ^� r Cfl N O � L U U U (0 i� (3) m U r 0 >1 O E z U_ m O (nu `.M , (0 O W z N o N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 01.10.18 CDP SUBMITTAL #2 ZL 0 ZL 0 ZL ZL 0 A4.0 Building Sections Construction Details 22 EROSION CONTROL NOTES 70 UJ ICU 3N❑N Project Information 1. IN CASE OF EMERGENCY, CALL OWNER AT ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET SITE ADDRESS: 2017 E. OCEAN BLVD. N FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES, OR WIND. (6 0_1 M W 00 Ln DN❑3 M CIO 'M W m 2. A STAND BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL O , 0 0 o > U- m NEWPORT BEACH, CA 92661 TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS ; `.M , (0 Q� O W c� NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY _ AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF THE FORCES OF WIND OR WATER.+ • + - �4 ASSESSOR'S PARCEL NO.: 048-262-04 - EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE TRACT: - BLOCK: - LOT: - WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE 0 ❑N❑❑ HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP 2�1 REQUIRED. IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT d 3N113 SITE AREA: 3,693 SF 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE BE WASHED INTO THE DRAINAGE SYSTEM. N❑3 v JN❑J o NN❑ PERIMETER MUST DRAIN AWAY FROM THE TOP OF THE SLOPE AT THE 14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC o 3N113 'ONION o CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO C'7S £ C v 06- cu � ZONE: R-1 THAT MAY CREATE A POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. BE RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE. Lr? 6 ON O� v 0i USE: SINGLE FAMILY RESIDENTIAL 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES 1NITHIN 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION U - 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING N 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF '" cu U1 1 r+ WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED PREDICTED PRECIPITATION, A AND AFTER ACTUAL PRECIPITATION. 4 OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL ° 4- AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY BE MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR 17S ti� \ \ // WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). �_ U0 p o ° ° (/ 4 �N❑N 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE 4 J �.\_ AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER. DEVICES NEEDED SHALL BE 16. NTO A COVEREDH AND SRECEPITOAC RECEPTACLED SOLID WASTE5 MUST TO CONTAMINATIONOF �O o° I d 7 C ,� ��� �� � O• QP 0 ADDITIONAL AS ,� 04,0 INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. RAINWATER AND DISPERSAL BY WIND. ' 4 0 �N❑� �N❑� Keynotes 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE I 0 I T O O N1 W 0 BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS 4 WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING 4 0 I Z 0 0 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR LJJ ° 0 ' U 04 � 1 TEMPORARY EROSION CONTROL; PROVIDE GRAVEL BAGS STACKED 2 HIGH. MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD OTHER MEANS. I 4p Z ° � Ut '-' 11.90 TOC U +� 2 INSTALL 4" DIAMETER PLANTER DRAIN, NDS 80 OR EQUAL. ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTED FOR 16. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. �- 0' I 0 + m APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. I r i 4 O INSTALL 12" SQ DIAMETER DECK DRAIN, NDS 1226 OR EQUAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF 17. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN Coll I ° f NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. LINES OF DEBRIS. I 00 LY l0 I 0 INSTALL 4" DIAMETER DRAIN PIPE, SDR 35 PVC. MIN. 1% SLOPE 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY O I 0�I L L 4.0 ° ' O LOCATION OF 4" DOWNSPOUT FROM GUTTER/SCUPPER ABOVE. CONNECT TO CITY INSPECTORS. SIDE YARD DRAIN LINE. 0 Z z I Lj O INSTALL 4" DIAMETER PERFORATED DRAIN PIPE (FRENCH DRAIN); SDR 35 PVC. LY- 00 0 Q_ 50 0 SEE DETAIL ' ' ° CURB CORE CURB DRAIN PER CITY STANDARD STD -184-L. ABMP ° ° 6'H O NOT USED FACTS SHEET I a 12.00 TIC I - 1 N :1 d 11 N ' ETE FROM LANDSCAPE STRIP, INSTALL NEW DROUGHT TOLERATE REMOV CONCRETE N Cl° 4 ' O WM-1 MATERIAL DELIVERY AND STORAGE 0` ° 0I U0LANDSCAPING: PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. o f (Y, NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. I i ~ 0C 10 NEW RETAINING WALL. WM-2 MATERIAL USE ' 0(4 - HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDLED IN ORDER TO INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE �I 0 ' 11.80 FS 11 REPAIR DAMA GU SIDEWALKCITY ANDBAE DS 1 ' v ° 4 10.84 IN 0� NIT 1 j� \ d OFPER 182 CURB, 80NL, 83R, REPAIR AVAILABLE TO THE EMPLOYEES THAT APPLY SUCH MATERIALS. 0° W V LJ L ) ' I DETERMINED BY THE PUBLIC WORKS INSPECTOR. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH Z ' o D o L1 ' 12 CONSTRUCT CONCRETE WASH-OUT AREA PER CA BMP WM-8. g O I C1� ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. L_I_I ' r- ' WM-5 SOLID WASTE MANAGEMENT L PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. H II W CT\) PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION 1 H I 1 AND PREVENT WIND DISPERSAL. 1 co ° _ 4 0 0 z WM-6 HAZARDOUS WASTE MANAGEMENT11.88 L� P �I- V I° W I I L L HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. General Construction Notes WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY I W 4"H CURB @ EDGE f0 ' CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. ' OF SLAB, TYP W 1. CONTRACTOR SHALL PROTECT IN PLACE THE EXISTING WATER METER AND � ANY SEWER CLEAN -OUTS. WM-8 CONCRETE WASTE MANAGEMENT I 12.24 TOC � STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND ( ' I 0 2. BUILDING PAD AREA SHALL BE OVER -EXCAVATED PER GEOTECHNICAL STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER I n ' RECOMMENDAITONS BELOW EXISTING GRADE OR A MINIMUM OF ONE FOOT DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. 11 -80 -FS FIN. SLAB = 11.90' ' E1 W BELOW PROPOSED FOUNDATION. SEE PLAN FOR LIMIT OF I L-/ = PAD 10.98' L1 OVER -EXCAVATION. WM-9 SANITARY/ SEPTIC WASTE MANAGEMENT ��"� / I -X11.80 FS 2 3 UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH o ' Z-10.68 INV 4. GRADE SHALL FALL AWAY FROM THE FOUNDATION WALL AT A GRADE OF LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL ' D I 5% FOR 10' AT EARTH AREAS AND 2% AT PAVED AREAS. REQUIREMENTS. I00 TC -1 STABILIZED CONSTRUCTION ENTRANCE 'j - . �r ' 5. MINIMUM 8" CLEARANCE TO BE MAINTAINED FROM TOP OF SLAB TO EARTH. . A STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ' f •� ' 6 4" CLEARANCE TO BE MAINTAINED FROM WEEP SCREED TO PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR o PAVED. _� EARTHMINIMUM EARTH. SE -1 SILT FENCE ' U SE -3 SEDIMENT TRAP 011.5 FS, U U LLJ Water Quality Notes 10.61 INVT z 2% SE -8 GRAVEL BAGS �- U C1 ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE 1. RAIN GUTTERS SHALL OUTLET TO GRADE THAT FLOWS INTO AREA DRAIN OR DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. I ' moi) ' C7 BE CONNECTED DIRECTLY TO DRAIN BELOW GRADE. U DR N PIPE 0 2. ALL CONCRETE AREAS TO FLOW TOWARDS ALLEY/STREET AND AWAY FROM NEIGHBORING PROPERTIES. U o' Z Construction Quantities U11.5 FS 010.5 CUT = 0 INV G1 CI : 11.80 FS FILL = 0 v LI 2--% I �w 10.50 INV OVER EXCAVATION = 151 CUBIC YARDS O FRENCH D�AIN U L=2416" ' 06 IMPERVIOUS AREA = 2,401 SF j 14 _IA Fes- U1- C:>_1 0 o cu/ j z - �+ o - U U FRENCH DRAIN O L=/1 0, Ll zPATIO WALL 10 - 19Elt% U 1 ��k ON U U / U °= F7 -kill - - 0N ' n v i v v vI �� .--I UCD �O �0 P o o, _ - O C5 U U U to � FRENCH DRAIN O6 U O CD ONI» �N❑� 1 ONI» o -n L=11'-3„ U IND 3 3N❑3 ZN❑D __1 0ZN❑� P U 0 DRAIN PIPE 0 0 O o U I� Oj o O DRAN 0 PIPE NN❑N --�-- �N❑� �N❑� 3N113� � 3N❑3 CD (E) 6" CURB �11�� o �� G PLAN N o Z- o o o W 0 o Grading & Drainage Plan / Erosion Control Scale: %4" = 1'-0" ham architects old ham architects 2651 east chapman avenue, unit 110 fu I I e r t o n, ca Iiforn is 92831 71 4.482.82961www.o I ch am -arch it ects.com *l VYAN OLDHAM) 1 NO. C-29715 ,\.n\ 4-30-19 / / © COPYRIGHT; Oldham Architects expressly reserves all rights to these plans by common copyright privileges. These plans may not be reproduced, changed, or copied in any manner or turned over to a third party without the expressed written consent of Ryan E. Oldham. z N N N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 ZL 12.15.17 CDP SUBMITTAL #2 A ZL IL ZL 0 D 0 0 ZL 0 0 GP -1 Preliminary Grading Plan 2S 70 ICU W Cfl N O (6 N M W L O U � U CIO 'M W m U O OZ c > U- m N � C O `.M , (0 Q� O W c� z N N N PROJECT No.: 1778 DRAWN: reo CHECK: reo ISSUE: A12.15.17 CDP SUBMITTAL #1 ZL 12.15.17 CDP SUBMITTAL #2 A ZL IL ZL 0 D 0 0 ZL 0 0 GP -1 Preliminary Grading Plan 2S LEGEND DESCRIPTION (123.45) MEAS. ELEVATIONS O REC. BRIG. & DIST. - DECK # BRICK WALL BUILDING PROPERTY LINE FENCE BENCH MARK N.G. NATURAL GRADE P.P. POWER POLE WM WATER METER F.F. FINISH FLOOR G.F. GARAGE FLOOR CONC. CONCRETE F.S. FINISH SURFACE M.H. MAN -HOLE P PLANTER A.C. ASPHALT T.G. TOP -GRATE RdM SURVEYING INC. RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYI G@COX.NET 0.72 s N16033'00"E RAD. � in sa fg CENTER LINE TOPOGRAPHIC SURVEY JOB: (68-18) DATE: 11/14/2017 • -79.41 old line 0 11.62 9 0 8' 16' SCALE 1 "=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. ai 0 U Ij u z z 0 0 .99 U u co c 1.0 0 W u Z 11.49 aJ s111 u 11.12 } • 1130 11.47 e son h f I CONC. I I W Li L3 CONC. CONC. I CONC I RESIDENCE N16031'44"E RAD. I e .11.540 CENTER LINE -no CONC. CONC. W -04 26 D\SDN u F5# N16033'37"E 74.89' DDNNUNIDptiDN o u .7 7-� X X - 0 11.08 • 11.22 C l fl c nc • 90 3.0 $ # # • 11.88 # 11.50 2.R a\1✓ Q V CP 11F co CONC. CONC. • 11.77 Fs 'y Fs • 10.7 CONC. • 11.68 SFI"fR 10.0 F 0.4' Co. fs ff N u I C➢NC. 3 H,DNII CQp�f TV S z u U �C°"�I �RESIDENCE o 0 ° M M O I J7p� SII C N \0 10 11.27 z FI 99 I ° CONC. LOT 10 °° m U 11.39 z 1.05 Fs Lj U 49 Co .88 CONC. 11.34 z0111 0.1 P L ! 11.1 CONC. PROPERTY LINE -� CONC. CONC. I ICONC. U u CONC. S 0 11.23FS - 11.54 U Lj z 0.4' 0 oU CONC.11.35 CONC. 1118 A-.1.55 CONC.GM 2.R LONG. CONC. 9 11.55 2.R CONC. CONC. a 11.19 _ • 10.99 f - � � � Fl co • 11.24 • 11.10 U CONC. Fs Fs CONIC. CONC. • 11.38 N16°1706"E 74.90' CONC. • 11.39 CONC. z CP z P 10. 1 Fs Fs F 11.48 0 fp7sOry CONC. Lj u zU FW 0 z 0 z U U CONC. ~ u J 0 N16°18'35"E RAD. RESIDENCE r N16017'20"E RAD. CONC. z u u 10.0 10.0 0 0 W 0 U p p U I W f 11.53 U 0 8 u u 0 • 1.84 W 0 u U co • 1.32 Li z z • 11.24 f1 10.95 Fs 0 0 s LAND SUS G� RON F� MIEDEMA No. 4653 EXP. 9/30/ 9r ¢jIt Is 718'8746 � OF CAI,�FO OWNER: SHORELINE BUILDERS LEGAL DESCRIPTION: LOT 10, TRACT NO. 518 BENCH MARK: Chisled box on top of curb, Elevation = 10.71 based on NAVD 88 Datum ADDRESS OF PROJECT: 2036 EAST OCEAN BOULEVARD 24