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HomeMy WebLinkAbout07_Cefalia Residence Coastal Development Permit_PA2017-230CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Cefalia Residence (PA2017-230) SITE LOCATION: 2017 Ocean Boulevard Coastal Development Permit No. CD2017-099 APPLICANT: Oldham Architects OWNER: Jim Cefalia, Shoreline Developers PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 15, 2018 Agenda Item No. 7 • General Plan: RSD (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 a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new three-story, 4,393 -square - foot, single-family residence with an attached 635 -square -foot, two -car garage. The project will include hardscape, landscape and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested.. All improvements are shown on the attached project plans (Attachment No. ZA 4). 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. CD2017-099 (Attachment No. ZA 1). 1 DISCUSSION Land Use and Development Standards The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, 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 consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with two- and three-story residential structures. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. 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 9.00 feet (NAVD88) as the established grade. The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Hazards 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 first floor elevation of the proposed residence is 13.10 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. 9 Table 1 — Development Standards Development Standard Standard ,I MOW"! Setbacks min. Front 10 feet 10 feet Sides 4 feet 4 feet Rear 0 feet 6 inches Floor Area 5,368 square feet 5,028 square feet Open Volume Area 405 square feet 452 square feet Third Floor Area 405 square feet 401 square feet Parking 3 -car garage 3 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards 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 first floor elevation of the proposed residence is 13.10 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. 9 • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The property is not located 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 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 does it inhibit public coastal access. Lateral access is provided by the public beach fronting East Ocean Front, located approximately 100 feet seaward of the project site. Vertical access points are located at street -ends throughout Balboa Peninsula. The nearest vertical access point is located approximately 140 feet west of the project site, along L Street. • The nearest Public Viewpoint is located at the end of Channel Road viewing the entrance of the Harbor, approximately 1,200 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from the Public Viewpoint and the project's compliance with height and setbacks, the project will not impact coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 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 and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the 3 construction of a new three-story, 4,393-square400t, single-family residence with an attached 635 -square -foot, three -car garage in the R-1 Zoning District. 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 NBMC. 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. Prepared by: Lighe Schu r ebntract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Project Plans 0 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-099 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED THREE -CAR GARAGE AT 2017 OCEAN BOULEVARD (PA2017-230) 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 2017 Ocean Boulevard, requesting approval of a coastal development permit. 2. The property is legally described as Lot 27 and the southeasterly one-half of Lot 28, in Block D of Tract 518. 3. The Applicant proposes to demolish an existing single-family residence and construct a new three-story, 4,393 -square -foot, single-family residence with an attached 635 -square - foot, three -car garage. The project will include hardscape, landscape, and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards 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 the property 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-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or N Zoning Administrator Resolution No. ZA2018-### 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 and construction of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 4,393 -square -foot single-family residence with an attached 635 -square -foot, three -car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), 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 5,028 square feet, which complies with the maximum allowable floor area limit of 5,368 square feet. B. The proposed development will provide the minimum required setbacks, which are ten (10) feet along the front property line and four (4) feet along each side property line. There is no required rear setback, as the rear property line abuts a 20 -foot - wide alley. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 12.86 feet (NAVD88), which complies with the maximum height limitation. D. The project includes enclosed garage parking for three vehicles, in compliance with the minimum parking requirement for single-family residences with 4,000 square feet or more of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story residences. The proposed design, bulk, and scale of the development will be 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 residential development. The finished floor elevation of the proposed residence is 13.10 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 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 CBC prior to building permit issuance. 5. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 6. 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 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 13 is included to require drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 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. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral access is provided by the public beach fronting East Ocean Front, located approximately 100 feet seaward of the project site. Vertical access points are located at Ii Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 street -ends throughout Balboa Peninsula. The nearest vertical access point is located approximately 140 feet west of the project site, along L Street. 3. The nearest Public View—point is located at the end of Channel Road viewing the entrance of the Harbor, approximately 1,200 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from the Public Viewpoint and the project's compliance with height and setbacks, the project will not impact coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-099, 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 0 Zoning Administrator Resolution No. ZA2018-### Pace 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 3. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 4. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 5. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 6. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 10 Zoning Administrator Resolution No. ZA2018-### 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 Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 13. Prior to the issuance of a building permit, 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. CD2017-099 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. CD2017-099 (PA2017-230). 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, 11 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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 Attachment No. ZA 2 Vicinity Map 13 VICINITY MAP Subject Property ` r 7 C O k lV •�'� Fc c Y n Coastal Development Permit No. CD2017-099 PA2017-230 2017 Ocean Boulevard :L4 Attachment No. ZA 3 Project Description and Justification 15 oldham architects October 31. 2017 City of Newport Beach Planning Department RE: Coastal Development Permit — Project Description 2017 E. Ocean Blvd New single-family residence on a 3,693 SF previously developed lot: 1) All existing improvements on lot will be completely demolished and site will be re -graded for new improvements. 2) New proposed single family residence shall contain the following features: a. 1,176 SF living space 1 si floor / 2,284 SF 2^d floor / 401 SF 3rd floor b. 4 Bedrooms / 4 Bathrooms / 2 Powder rooms c. 2 car oversized garage with golf cart parking space. d. 3rd floor view deck, 898 SF e. Wood framed construction. f. Modern architecture style with stucco & siding and standing seam metal roofing. 3) Site features to include: a. New grading for building pad. b. 170 SF of planting area with low shrubs. c. New raised patio area in front yard with low seat walls. d. New 6' high block site walls as side property lines. PA2017-230 for GD2t117-099 2017 Ocean Boulevard oldham Archttects OLDHAM ARCHITECTS 2651 E. Chapman Avenue, Unit 110 Fullerton, CA 92831 p. 714.482.8296 rya n@oldham-architects.com 10 Attachment No. ZA 4 Project Plans 17 Abbreviations and Symbol Legend c>3 Agency Submittal Numbers Scope of Project Sheet Index U CITY OF NEWPORT BEACH: APPROVAL IN CONCEPT = TBD DEMO OF EXISTING SINGLE FAMILY DWELLING AND ALL EXISTING SITE FEATURES. Architecture AB ANCHOR BOLT FWY FREE WAY SIM SIMILAR m 0 L ii 7 AC ASPHALT CONCRETE GA GAUGE SM SQUARE METER Z E BUILDING PLAN CHECK = TBD NEW SINGLE FAMILY HOME: 3 -STORIES, 4 BEDROOM + 5.5 BATH AO.0 PROJECT INFORMATION & PLOT PLAN ACS ACOUSTICAL GALV GALVANIZED SQ SQUARE c O m 4,414 SF LIVING SPACE A1.0 AREA ANALYSIS CTICC ACT ACOUSTICAL CEIUNG TILE GB GRAB BAR SND SANITARY NAPKIN DISP. Al VJ W z 3 CAR 635 SF GARAGE A2.0 1ST & 2ND FLOOR PLAN ADJ ADJUSTABLE GL GLASS SPS STRUC. PLWD. SHEEnNG CA COASTAL COMMISSION PERMIT APPLICATION NO. = TBD 898 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. VEN1N. &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 JAN AN JANITOR VCT VINYL COMPOSmON TILE CJ CONTROL JOINT JST JOIST VERT VERTICAL2. SOUND ATTENUATION DESIGN FOR ALL EXTERIOR HVAC EQUIPMENT PER CLR CLEAR LAM LAMINATE VTR VENT NTTHRU 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 DR DOOR MTD MOUNTED Cit of Newport Beach Notes y p Zoning& Code Information DS DOWNSPOUT MUL MULLION DET DETAIL No. NUMBER DWG DRAWING N NORTH PROPERTY ADDRESS: 2017 OCEAN BLVD DWR DRAWER NIC NOT IN CONTRACT 1. ISSUANCE OF A BUILDING PERMIT BY THE CIN OF NEWPORT BEACH DOES NOT NEWPORT BEACH, CA 92661 (E) EXISTING No NUMBER 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: 048-262-04 EA EACH OA OVERALL PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY EF EXHAUST FAN OC ON CENTER EAST OCEAN ALLEY 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 ALLEY 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 CONC. o ELEV ELEVATION VIEW PR PAIR 1 • (E)C.O. 3. EVERY PERMIT ISSUED SHALL BECOME INVALID UNLESS WORK AUTHORIZED IS TOTAL SITE AREA: 3,693 SF ELVR ELEVATOR PERF PERFORATED LD o LD w COMMENCED WITHIN 180 DAYS OR IF THE WORK AUTHORIZED IS SUSPENDED EMER EMERGENCY PL PLATE w (E)W.M. R = 52.97 D OR ABANDONED FOR A PERIOD OF 180 DAYS. A SUCCESSFUL INSPECTION EQ EQUAL PLAM PLASTIC LAMINATE N io (E)G.M. MUST BE OBTAINED WITHIN 180 DAYS. A PERMIT MAY BE EXTENDED IF A SETBACKS: FRONT YARD = 10' / 25' ® 3RD FLOOR EQUIP EQUIPMENT PLAS PLASTER - - _ - _ 4 .� -„ - WRITTEN REQUEST STATING JUSTIFICATION FOR EXTENSION AND A $250 SIDE YARD = 4' / 6' ®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 a 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 o PERMIT HAS BEEN EXPIRED FOR UP TO ONE (1) YEAR. WHEN A PERMIT HAS FDN FOUNDATION QT QUARRY TILE I EXPIRED FOR A PERIOD IN EXCESS OF ONE(1)YEAR, THE RENEWAL FEE NO. OF STORIES: 3 FE FIRE EXTINGUISHER QTY QUANTITY 10 FEC FIRE EXTINGUISHER CABINET R RADIUS SHALL BE 100% OF THE ORIGINAL FEE. FHMS FLATHEAD METAL SCREW RD ROOF DRAIN 4'-0" S.Y. STBK 4. POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREESTANDING CONSTRUCTION TYPE: V -B FHWS FIN FLATHEAD WOOD SCREW FINISH RD ROUGH OPENING 3RD FLOOR F.O. FINISH ( ) STRUCTURES REQUIRE SEPARATE REVIEW AND PERMITS. RM ROOM ABOVE FLASH FLASHING REF REFERENCE 4'-0" S.Y. STBK - - - - - - - - - - - - - - - - - - - - - - - ` ^ FIRE SPRINKLERS: YES PER NFPA 13D FUR FLOOR REFER REFRIGERATOR r P• 5. HEIGHT CERTIFICATION INSPECTIONS SHALL BE REQUIRED (ON ELEVATION FLUOR FLUORESCENT READ REQUIRED (F.O. FINISH) 2'-9" SHEETS ONLY). ) TO FACE OF ^ OCCUPANCY GROUP: R-3 (RESIDENCE) FOC FACE OF CONCRETE RFEC RHWS RECEDED FIRE EXT. CAB. ROUND HEAD WD SCREW CONCRETE WALK 6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES U (GARAGE) FOF FACE OF FINISH ROW RIGHT OF WAY CONCRETE WALK WITHIN THE PUBLIC RIGHT-OF-WAY. FOM FACE OF MASONRY S SOUTH " APPLICABLE CODES: CITY OF NEWPORT BEACH MUNICIPAL CODE FOS FACE of STUD SAB SOUND ATTENUATION BATT 7. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS 2016 CALIFORNIA RESIDENTIAL BUILDING CODE C.R.C. ( ) FOW FACE OF WALL SC SOUR CORE REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. FPRF FIREPROOF SCHD SCHEDULE 6'-5y"" 2 AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE 2016 CALIFORNIA MECHANICAL CODE C.M.C.) FRP FIBER REINFORCED PANEL SF SQUARE FEET EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW 2016 CALIFORNIA ELECTRICAL CODE C.E.C.) FTG FOOTINGSHEATH SHEATHING MAINTAIN 3'-0" CLEAR CONCRETE SIDEWALK, CURB, AND GUTTER, AND ALLEY/STREET PAVEMENT WILL 2016 CALIFORNIA PLUMBING CODE (C.P.C) FT FEET OR FOOT SHT SHEETTRASH ,' PATH OF TRAVEL ON BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE 2016 CALIFORNIA FIRE CODE (C.F.C) FURR FURRING o AREA THIS SIDE OF HOME �1 DEEMED SUBSTANDARD, A NEW 1" WATER SERVICE, WATER METER BOX, SEWER 2016 CALIFORNIA GREEN BUILDING (C.G.B.C.) n LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF 2016 CALIFORNIA ENERGY STANDARDS L II THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODE II r ^ 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE NAME ROOM CALL -OUT o REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS ROOM # co o INSPECTOR. a Area Calculations & Basis of Grade Project Contacts (N) BLOCK SITE a ` (N) R-1 RESIDENCE (N) BLOCK SITE 8. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD XX XX WALL; MAX 6'-0" ABV. (E) GRADE a U 2,710 SF FOOTPRINT N 3'-0' WALL; MAX 6'-0" ABV. (E) GRADE IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. SECTION CUT o 4,097 SF LIVING CLR XX.X XX.X g 3 -STORY 9. ALL CONSTRUCTION SHALL COMPLY WITH THE 2013 EDITIONS OF THE AREA BY FOOTPRINT (ADJACENT R-1 CALIFORNIA BUILDING CODE, CALIFORNIA ELECTRICAL CODE, CALIFORNIA (ALL UNDER ROOF AREAS AT GROUND LEVEL) Owner Architect RESIDENCE) (ADJACENT R-1 MECHANICAL CODE, CALIFORNIA PLUMBING CODE, CALIFORNIA FIRE CODE, AND RESIDENCE) THE CALIFORNIA ENERGY CODE. JIM CEFALIA OLDHAM ARCHITECTS XX - WALL SECTION V-6" 1'-6" GROUND FLOOR FOOTPRINT = 2,710 SF PO BOX 551 2651 E CHAPMAN AVE, #110 10. BUILDING SHALL HAVE ADDRESS NUMBERS PLACED IN A POSITION THAT IS NEWPORT BEACH, CA 92661 FULLERTON, CALIFORNIA 92831 F 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 ALPHA -NUMERIC AND BE A MINIMUM OF OF 4' HIGH WITH A MINIMUM STROKE X X DETAIL CUT ✓� OF Y2., (ALL CONDITIONED AREAS +EXTERIOR WALLS) TIO C ,o 11. AC EQUIPMENT AND ITS LOCATION ARE NOT A PART OF THIS PLAN CHECK OR 1ST FLOOR = 1,719 SF Structural Engineer Geotech Engineer - A PERMIT. THEREFORE, A SEPARATE PLAN CHECK AND PERMIT ARE REQUIRED INNOVATIVE STRUCTURAL ENG. INC. EGA CONSULTANTS, LLC - - - WALLS IN F.Y. SETBACK TO ILLUSTRATE COMPLIANCE WITH SECTION 10.26.045 OF THE NBMC. 2ND FLOOR = 2,273 SF 40810 COUNTY CENTER DRIVE #110 375-C MONTE VISTA AVE D XX B INTERIOR ELEV. m MAX 42" TALL A.B.G. TEMECULA, CA 92591 COSTA MESA, CA 92627 XX.X o I- 12. THE EXISTING ALLEY AND OCEAN BLVD. IS ON THE CITY'S STREET ALLEY CUT / 3RD FLOOR = 401 SF PH: 951-600-0032 x204 PH: 949-922-3421 - COVERED PATIO MORATORIUM LIST. TRENCHING/DAMAGE TO ALLEY OR STREET AS A PART OF CONTACT: SHAWN LOTHROP CONTACT: DAVID WORTHINGTON C 'UP OVERHANG 2'-0" MAX THIS DEVELOPMENT WILL REQUIRE ALLEY OR STREET REPAIR WORK. DETAILS ***TOTAL LIVING SPACE = 4,393 SF 3R LANDSCAPE AREA 2 INTO F.Y. SETBACK AREA OF SUCH REPAIR WORK MAY BE OBTAINED FROM THE PUBLIC WORKS 52.53' h0 SF DEPARTMENT. GARAGE = 635 SF CALL OUT - - - - _ _ _ Governing Agencies ELEV MARKER 13. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT OF WAY SHALL BE ***TOTAL BUILDING AREA = 5,028 SF 10'-0" o CITY OF NEWPORT BEACH (E) CONC. WALK PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 3RD FLOOR DECK = 898 SF 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 13. ALL WORK RELATED TO WASTE WATER IN THE PUBLIC RIGHT OF WAY SHALL BE PH: 949-718-1888 (BLDG) O DOOR SYMBOL o (N) PARKWAY 0(E)S.L.B. PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A MAX GROSS FLOOR AREA 949-644-3200 (PLANNING) I PLANTING AREA LICENSED GENERAL ENGINEERING CONTRACTOR. 949-644-3106 (FIRE) A WINDOW SYMBOL PER NEWPORT BEACH ZONING CODE ( ) 949-644-3311 (PUBLIC WORKS) o F.O. CURB I LOT SIZE = 3,693 SF M BUILDABLE FOOTPRINT INSIDE SETBACKS = 2,684 SF CALIFORNIA COASTAL COMMISSION SOUTH COAST AREA OFFICE TOTAL ALLOWED AREA = 2,684 X 2 = 5,368 SF 200 OCEANGATE, 10TH FLOOR LONG BEACH, CA 90802 I ACTUAL AREA = 5,028 SF ............ OK PH: 562-590-5071 00 EAST OCEAN BLVD Architect's Notes to Contractor 3RD FLOOR AREA = 2,684 X .15 = 402.6 SF (401 SF ACTUAL)............ OK 1. ALL CONSTRUCTION SHALL COMPLY WITH THE APPLICABLE BUILDING CODES VicinityMa p EVEN IF NOT EXPLICITLY CALLED -OUT IN THIS PLAN SET. OPEN SPACE REQUIREMENT CE STREET - (PER NEWPORT BEACH ZONING CODE) • • •� gewpart 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 Aaz Bar"°'°1e SET IS GRAPHICAL. CONTRACTOR SHALL REVIEW ALL NOTES WITHIN THE PLAN BUILDABLE FOOTPRINT INSIDE SETBACKS = 2684 SF ,m. FAST Nme P"5e"e TOWN CENTER SET AND PROCEED ACCORDINGLY. MES oarA ME A REQUIRED OPEN SPACE = 2,684 X .15 = 402.6 SIF 3. CONTRACTOR SHALL VERIFY ALL INFORMATION IN THIS PLAN SET FOR s NeWP°^B°y °n"ers1y ACCURACY AND SHALL ALERT THE ARCHITECT OF ANY CONFUSION, _ _ ............ ACTUAL OPEN SPACE 134+115+113+90 452 SF OK Sra eMan re_ of California urine DISCREPANCIES, ERRORS, OR OMISSIONS. CONTRACTOR SHALL SEEK Costa Mesa ARCHITECT'S INSTRUCTION PRIOR TO COMMENCING WORK AT AREAS OF CONFUSION, DISCREPANCY, ERROR, OR OMISSION. PROPOSED LANDSCAPE AREA o _ ° 4. NO DIMENSIONS SHALL BE SCALED OFF PLANS. CONTRACTOR SHALL VERIFY LANDSCAPE AREAS = 107 + 70 = 177 SF ©Mead°=^D Parma MISSING DIMENSIONS WITH ARCHITECT PRIOR TO CONTINUING WORK. 5. THE CONTRACTOR SHALL CONFIRM THE SPECIFICATIONS WITH THE OWNER PRIOR 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) ROOF FINISH MATERIAL, INTERIOR FINISHES, FINISH CARPENTRY, PLUMBING 0Fashion Wand FIXTURES, HVAC EQUIPMENT, FINISH ELECTRICAL, ETC. ARCHITECT SHALL NOTOe EXISTING GRADE POINT #1 = 12.43' o ` BE RESPONSIBLE FOR MIS -SPECIFIED ITEMS ON PLAN IF CONTRACTOR AND EXISTING GRADE POINT #2 = 13.10'ODA Bean OWNER DID NOT CONFIRM THE SPECIFICATION OF SUCH ITEMS PRIOR TO eciew°crt PURCHASE. IF THERE IS A DISCREPANCY BETWEEN THE SPECIFICATION AND THE OWNER'S WISHES THE ARCHITECT SHALL BE NOTIFIED. EXISTING GRADE POINT #3 = 12.81' EXISTING GRADE POINT #4 = 13.11' 191LA .,, Balboa Fun Zero Buck G:" :� RPSe%: AVERAGE EXISTING GRADE = 51.45' / 4 = 12.86' Balboa Per • CORONA xw]rm Ow^DEL MAR,., - MAXIMUM ROOF HEIGHT = 12.86' + 29.86' 00' = 41 Bau1nr° NOTE: SEE GRADING PLANS FOR MORE DETAILED SITE CONSTRUCTION . Corona del Mar INFORMATION. Stale Beach Reber, E Plot Plan Scale: Y8" = 1'-0" ASadhDre 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 RYAN OLDHA � II\\''N0. C-29715 n. © 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. &5 PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL#1 12.07.2017 CDP SUBMITTAL#2 0 0 Z 0 0 0 0 0 0 A0.0 Project Information Plot Plan c>3 L O U co U U C U U � � m 0 L ii 7 '��/� V) Z E W N LL � c O m C CTICC O Al VJ W z UCD f� N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL#1 12.07.2017 CDP SUBMITTAL#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, ca I i f o r n is 92831 714.482.82 96 1 www.old ham -architects. 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. c0 O (0 U U Keynotes � C (D U U � m CL 2!% Max Allowed Areas M L O C: LOT SIZE = N 3,693 SF O W Uj z U ti 0 N BUILDABLE FOOTPRINT = 2,684 SF BUILDABLE AREA (BUILDABLE FOOTPRINT X 2) = 5,368 SF 3RD FLOOR (BUILDABLE FOOTPRINT X .15) = 402.6 SF OPEN SPACE (BUILDABLE FOOTPRINT X .15) = 402.6 SF Calculated Areas AREA A = 2,217 SF AREA B = 40 SF AREA C1 = 41 SF 1ST FLOOR = 2,354 SF AREA C2 = 9 SF AREA D = 47 SF AREA E = 752 SF AREA F = 118 SF AREA H = 189 SF 2ND FLOOR = 2,273 SF AREA J = 51 SF AREA K = 135 SF AREA L = 1,028 SF AREA M = AREA N = 309 92 SF SF 3RD FLOOR = 401 SF GROSS FLOOR AREA = 5,028 SF OPEN SPACE A = 134 SF OPEN SPACE B = 115 SF OPEN SPACE C = 113 SF OPEN SPACE D = 90 SF TOTAL OPEN SPACE = 452 SF 43'-10" 41'-10" 2'-0" o + .......... Elcol 22'-51/2" 10'-3Y2° m AREA L = 1,028 SF o J ❑ I I I -, N ���� I I (MECH. UNIT 9 AREA M = 309 SF AREA N --- 29SF 00 32'-6" ❑° ❑ o' ROOM, NOT COUNTED) \ LE� �❑^ ❑ 77T �❑ IF0 AREA K = 135 + + + booO AREA A - - 2,217 SFto 0 r (REPEATEDi SITAR (REPEA ED STAIR I AREA & OPEN TO BELOW) I I AREA I�/ V I I �_❑ I AREA J = 51 SF ❑ AREA H = o 189 SF AREA E = 752LO SF D JLN I0 O I C N 29'-7Y2" 9'-2Y2" O m li m z Cn o_ AREA C2=9SF m AREA F=118 SF o o OPEN SPACE C = 113 SF T 'n - OPEN SPACE B115 SF OPEN SPACE A = 134 SF ❑ 4" 17'-4y2" 21'-5y2" 5 —4" 10 17'-8Y2" 26'-5Y2" I I I I I I 3rd Floor Scale: 3/6" = 1'-0° 3 2nd Floor Scale: 3/6" = 1'-0" 2 1st Floor Scale: 3/6" = 1'-0" 1 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 714.482.82 96 1 www.old ham -architects. 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.: 1743 DRAWN: reo CHECK: reo ISSUE: ❑ 10.31.2017 CDP SUBMITTAL #1 ❑ 12.07.2017 CDP SUBMITTAL #2 ZL IL ZL ZL ZL A1.0 Area Analysis ?9 c0 O (0 U U � � C (D U U � m CL 2!% M L O C: CC N (n O W Uj z U ti 0 N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: ❑ 10.31.2017 CDP SUBMITTAL #1 ❑ 12.07.2017 CDP SUBMITTAL #2 ZL IL ZL ZL ZL A1.0 Area Analysis ?9 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. 2"' �z c0 L O (0 U U � � C (D U U Keynotes � m �U) CL0 v/ Z E M OBATHROOM: ALL CABINETS, COUNTERTOPS, FINISHES, & FIXTURES TO BE ILLO (5 O SPECIFIED BY OTHERS. FIELD VERIFY MEASUREMENTS REQUIRED. ^�,, Uj z V N OCUSTOM SHOWERS TO BE CONSTRUCTED AS FOLLOWS: • 4" HIGH TILED CURB • HOT MOP FLOOR & WALL TO 18" A.F.F. • PROVIDE LATH & SCRATCH COAT OVER FRAMING TO CEILING. • TILE FINISH PER OWNER TO MINIMUM HEIGHT OF 72" ABOVE FLOOR. • SET CONTROLS AT 42" A.F.F., SET SHOWER HEAD AT 84" A.F.F. • PROVIDE 7' HIGH TEMPERED SHOWER GLASS SURROUND WITH MIN. 24" WIDE DOOR. OKITCHEN: ALL CABINETS, COUNTERTOPS, FINISHES, & FIXTURES TO BE SPECIFIED BY OTHERS. FIELD VERIFY MEASUREMENTS REQUIRED. ONEW STAIR CONSTRUCTION, TREAD=11.5" FOR STANDARD REQUIREMENTS SEE OMINIMUM 36" DEEP EXTERIOR PAVED STOOP AT EXTERIOR DOOR. STOOP TO BE MAX Y2" BELOW FINISH FLOOR OF HOME FOR OUT -SWINGING DOORS AND 7%" MAX FOR IN -SWINGING DOORS (OTHER THAN THE FRONT DOOR) & SLIDING DOORS. FRONT DOOR STOOP TO BE MAX Y2" BELOW FINISHED FLOOR. STOOP PAVING TYPE TO BE SPECIFIED BY OTHERS. OGARAGE DOOR TO BE MIN. 1%"' SOLID CORE OR MIN. 20 MIN. FIRE RATED WITH SELF CLOSER/SELF LATCHING SYSTEM. ONOT USED. NOT USED. 0 0 0 0 OGUARDRAIL, FOR REQUIREMENTS SEE @�6 4'-4" 1 43'-10" 4'-4" 4'-4" 43'-10" 4'-4" 10 DECK TO BE CLASS 'A' ELASTOMERIC DECK COATING OVER 2 LAYERS 30# PAPER, SLOPE 2% TO DRAIN. PROVIDE DECK DRAIN TO DAYLIGHT AT ALLEY 17'-OY2" 13'-11Y2" BELOW. DECK COVERING TO BE CLASS A FIRE RATED. 6'-5" 6'-5" 5'-6Y2" g'_p" 29'-3Y2"DECK COATING: GACO CLASS 'A' (ICC ESR -1284) OR APPROVED EQUAL UAR)RAI . USE 9)URENCE COMPANY GRS GUARDRAIL 11 CUSTOMGUARDRAIL. SYSTEM 265eES{EW)- 4o2oA UDj FOR STANDARD REQUIREMENTS SEE A 0 2a5eeS(E 2a5vQ�E—W)--� 9o7oSGD 16o7oSGD 12 PROVIDE MINIMUM 22"X30" ATTIC ACCESS HATCH TO ATTIC SPACE BEYOND. PROVIDE WEATHER SEAL, WEATHER PROTECTION. III III Illlbllllllllllllllll IIIIIIIIIIIIIIIII- -IIIIIIIIIIIIIIIIIIIIIIII III,IIIIIIIII ° (0• = • - M I I I I 17 18 13 CONTINUOUS HANDRAIL. FOR STANDARD REQUIREMENTS SEE O - rBAT-H, 3 r - - - -, v n - BATH 5 -_ A5.0 A5.0 1 3 11 Oli a Q N o - N 11 28'-4)/2" 14 o N Ln -----J — - PROVIDE MINIMUM 100 SQUARE INCH VENT OPENING IN LAUNDRY ROOM p N r____� - N I - DOOR. (C.M.C. 504.3.2) - BEDROOM 3 BEDROOM TH4 - j A4.0 to _ L ----------LL - A40 (CONTINUED ON SHEET A2.1) WET -BAR ONLY; NO FOOD PREPARATION FACILITIES OR _ Floor Plan Notes - 1 2470 - - o EQUIPMENT PROPOSED - - o 3 -CAR GARAGE _ °N 1 = = VL - - - BEDROOM 5 N - 1. ALL 2X4 WALLS ARE GRAPHICALLY DRAWN 4Y2" WIDE & ALL 2X6 WALLS ARE I - 1 2470 -_ -_ -_ GRAPHICALLY DRAWN 6Y2" WIDE. WALLS ARE DIMENSIONED TO FACE OF LO r o o N N DRYWALL/SHEATHING UNLESS NOTED OTHERWISE. = N N N 1 = = = 1 -_ -_ 2. ALL FIXTURES, FINISH MATERIALS, AND EQUIPMENT TO BE SPECIFIED BY _ - io - STEEL-_ -_O OWNER. - 2870 l - o POST - = -_ 5'-6" 6'-31%"- - - - - 3. ALL BUILT-IN CASEWORK TO BE DESIGNED BY OWNER. - - - 4. ALL BATHROOM WALLS/CEILINGS SHALL BE PAINTED WITH EGGSHELL SHEEN - 6 6 = PAINT OR HAVE A TILE FINISH. ALL SHOWER & TUB WALLS SHALL HAVE A TILE FINISH TO MINIMUM 72" ABOVE FLOOR. ALL DRYWALL IN BATHROOM w 247° a LAUNDRY N 0 o � 6,_g„ AREAS TO BE MOISTURE RESISTANT 'GREENBOARD'. 14 N N 2s7o 5. SEE LANDSCAPE/HARDSCAPE PLANS FOR PAVING TYPE AT EXTERIOR DOORS. 1 BEDROOM 2 2870 BATkL2 0. - 6. ALL FRAMING BETWEEN PAIRS OF WINDOWS TO BE 5" UNLESS DIMENSIONED 2 - - 1 O 1 -Z r____ 2r-0' -- -- -- -- A4.0 2 - I - -2870- 6' - 4' 0" 4'-2" 2470 r - - --PWD.R _i --I -- - ---� A4.0 OTHERWISE. 7. ALL DOOR FRAMING OFFSETS FROM WALL CORNERS TO BE 4Yz" UNLESS - A4.0 A4.0 n _ -I - DIMENSIONED OTHERWISE. - ON - _ - o - - - + 15R 13 - b- I _ - 13 1 w 8. ALL STAIRS TO HAVE EQUAL RISER HEIGHTS AS DIVIDED BETWEEN FLOOR TO FLOOR. SEE FLOOR PLAN FOR NUMBER OF RISERS. MAX RISER HEIGHT = L� o - - - - - - - - - - - - N ° 1 Q o - 9 <8> to 16 m - = - - - - - - - - - - - - - - - - - - - - - - - - - - � 1s P ¢ rn 9. ALL FENESTRATION TO MEET THE FOLLOWING MINIMUM VALUES OF U=.340 & = - + ------------------ 7 - KITCHEN SHGC=.19 OR BETTER. FENESTRATION MUST HAVE A TEMPORARY AND = 15'-11' 5'-4" I UP WP 4'-0" II 0) - O 0 UP I '' 4-0 I PERMANENT LABEL. - - 3R 15R 16R - 10. AT ALL CASEMENT EGRESS WINDOWS, THE CRANK MECHANISM SHALL NOT REDUCE THE REQUIRED HEIGHT/WIDTH OF EGRESS AREA AS REQUIRED BY —_ CLOSET _ = CODE. °° _ 4'-9" = — = = 1 1 — — — — — — — --- OFFICE — N r, � - o Plan Legend - = 4,-9„ 8,-3„ 11'-71/2„ N N - N _ o � � - WALL TYPES: a i o - N tn- EXISTING WALL OR ITEM TO BE REMOVED c0 N — - I I ----- BUILT-IN — - Ml 0 - - ® EXISTING WOOD FRAMED WALL TO REMAIN U`09 s LIVING o a = = to N NEW 2X4 WOOD FRAMED WALL: __ 2X4 WOOD STUDS PER STRUCTURAL DWGS X 3'-6" 6'-4" 2'-0" 4'-5" _ DINING • R13 BATT INSULATION AT EXTERIOR WALLS d • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER M M M. BATH - N = ELEVATIONS INTERIOR: Y2" DRYWALL I 2 Q 0. - ° _ - = 2 A4. 2 c� 0 — N ^ A4.0 1111111111 NEW 2X6 WOOD FRAMED WALL: A4.0 _ A4.0 - - M- F0 N 2X6 WOOD STUDS PER STRUCTURAL DWGS _bn:i M. BEDROOM = • BATT INSULATION - - - - - - - - - - - - - - - ER19XT EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER ----------- - I ------- - _ 12090 I I - - ELEVATIONS 1 � w 0 • INTERIOR: %" TYPE DRYWALL - = STOOP 15o9ol VII I O — Z7� FRAMED OVERHEAD SOFFIT; HEIGHT PER PLAN Ln - o - O ° STOOP 0 0 I - o - J Lq - - STEEL COVER11D PATIO POST 5 STEEL POST I o TYPE 'X' DRYWALL -- DOOR & WINDOW CALL -OUTS: 0 N WINDOW & DOOR SIZES ARE IN WIDTH X HEIGHT: XxXx = FT. & INCHES X FT. & INCHES. EXAMPLE: 3o46CS = 3'-0"W X 4'-6"H CASEMENT. 3'-81/2 14'-0" 3'- 8/1/2 o Y m 17'-41/2" 26'-51/2 o Y m (R) = REPLACEMENT I I— I (E) = EXISTING o N o 17'-4Y2" 21'-5Y2" N SH = SINGLE HUNG DH = DOUBLE HUNG L` SL = SLIDER CS = CASEMENT AW = AWNING SC = SOLID CORE (T) = TEMPERED SAFETY GLAZING (OG) = OBSCURED GLASS (EW) = EGRESS WINDOW D O D O D O D O Floor Plan - 2nd Floor Scale:/7=1`-072 " Floor Plan - 1st Floor Scale: Y4" = 1'-0" 1 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. 2"' �z PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.0 Floor Plan 20 c0 L O (0 U U � � C (D U U � m �U) CL0 v/ Z E M ILLO (5 O ^�,, Uj z V N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.0 Floor Plan 20 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 12YAN 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. ca L 0 (0 U U � � Keynotes (CONTINUED FROM SHEET A2.0) U m NU) CL Z E 15 3" ROOF DRAIN WITH OVER FLOW. PIPE TO EXTERIOR WALL. TIE INTO co LLO T O 0 . (>3 (n CC O GROUND DRAINAGE SYSTEM. uj z U N SEE DETAILA5.0 13 16 CUSTOM WINDOW WALL. FIELD VERIFY ROUGH OPENING. WINDOW CONTRACTOR TO SUBMIT SHOP DRAWING OF DESIGN PRIOR TO FABRICATION. 0 0 4'- 4" 43'- 10 4'-4" 11 I I I I I Floor Plan Notes I AREA OF COVERED DECK (SEE SHEET A2.0 FOR NOTES) 3:12 3:12 A4.0 — — I —I EXTERIOR -DEC -K- I - -- A4.0 10 I I ' 26'-9y2" Attic Venting Calculations 2'-9" 2 ALL ATTIC VENTING SHALL BE AT A RATIO OF 1 SQ. FT (144 SQ. IN.) OF VENTING PER 150 SF OR 300 SQ. FEET OF ROOF AREA WITH A MINIMUM 50% OF THE VENTING AT THE UPPER 1'3 OF THE ROOF PER C.B.C. SECTION 1505.3 VENT TYPES: 2046FX(T) -^ o GABLE VENT = 190 S.I. PER UNIT VENTING REQ'D & PROVIDED: I� ------ N ATTIC AREA 'A' (380 SF) BATH0 N N 6 OlO I o N I REQUIRED: 380/300 = 1.27 X 144 = 182.88 S.I. M M ----j - 00 PROVIDED: 200 S.I. rn MECH EQUI EQUI PMENT BONUS ROOM E 2470 = ATTIC AREA 'B' (128 SF) N N F.A.0 _ 2 A4.0REQUIRED: HW HEATER - � 128/300 = .43 X 144 = 61.92 S.I. UP _ 6'-4" PROVIDED: 76 S.I. 16R 13 .. _ ATTIC AREAS 'C' (0 SF) 9 0 16 m UN -VENTED ATTIC SPACES PER C.R.C. R806.5 USING CONDITION Q 5.3 (AIR -IMPERMEABLE AND AIR PERMEABLE INSULATION) (OPEN TO N AREA FOR BELOW) = SEE DETAIL A5.0 AC UNITS - O 1111111111111111111111111111111111111- 12 ATTIC ACCESS 15 (ROOF DRAINS Plan Legend N WALL TYPES: — EXISTING WALL OR ITEM TO BE REMOVED N EXISTING WOOD FRAMED WALL TO REMAIN N 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 A4.0 A4.0 NEW 2X6 WOOD FRAMED WALL: N • 2X6 WOOD STUDS PER STRUCTURAL DWGS • R19 BATT INSULATION • EXTERIOR: SHEATHING PER STRUCTURAL, FINISH PER ELEVATIONS • INTERIOR: %" TYPE DRYWALL 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 (T) = TEMPERED SAFETY GLAZING (OG) = OBSCURED GLASS D 0 D 0 (EW) = EGRESS WINDOW 3rd Floor Roof Plan Scale: Y4" = 1'-0" 2 Floor Plan - 3rd Floor Scale: Y4" = 1'-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 12YAN 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.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.1 Floor Plan / Roof Plan 21 ca L 0 (0 U U � � � U U m NU) CL Z E M co LLO T O 0 . (>3 (n CC O uj z U N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.1 Floor Plan / Roof Plan 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 714.482.82 96 1 www.old ham -architects. 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. c0 L 0 U U � � � Keynotes U � � m CL 2!% Z ONEW CLOTHES WASHER Sc DRYER LOCATION. PROVIDE UTILITIES AS M ICUL � � o m _ c C: N REQUIRED. PROVIDE VENTING PER CODE AT NEW WASHER/DRYER LOCATION. O ^�,, Uj z U 0 N VENT DUCT SHALL BE OF METAL AND A MINIMUM OF 4" IN DIAMETER. THE EXHAUST DUCT SHALL NOT EXCEED A TOTAL COMBINED HORIZONTAL AND VERTICAL LENGTH OF 14', INCLUDING (2) 90' ELBOWS. 2' SHALL BE DEDUCTED FOR EACH 90° ELBOW IN EXCESS OF 2. OLOCATION OF NEW 200A ELECTRIC SERVICE AND METER PANEL (RECESSED IN WALL). COORDINATE WITH ELECTRIC COMPANY FOR REQUIREMENTS. SCE SHALL APPROVE THE LOCATION OF THE MAIN ELECTRICAL PANEL PRIOR TO INSTALLATION. OLOCATION OF TANKLESS HOT WATER HEATER. INSTALL PER MANUFACTURER'S REQUIRMENTS. PROVIDE 6'-0" CLEAR A.F.F. OPREMANUFACTURED DIRECT—VENT GAS FIREPLACE UNIT: LENNOX SUPERIOR FIREPLACES MODEL #ELDV-45 AS LISTED BY OMNI TL REPORT #116—F-05-5. PROVIDE GAS CONNECTION AS REQUIRED. PROVIDE INSTANT STARTER ON SWITCH. OLOCATION OF FORCED AIR HEATING UNIT. F.A.U. TO BE MINIMUM .92 A.F.U.E. EFFICIENCY RATING AND TO USE A CONCENTRIC VENT FOR BOTH EXHAUST AND COMBUSTION AIR AS ALLOWED BY CODE. MINIMUM 1" S.I. INTAKE PER 4,000 BTU'S. FOR ATTIC REQUIREMENT SEE DETAIL 19 A5.0 OCOORDINATE PLACEMENT OF J—BOX FOR DINING CHANDELIER WITH TABLE _ LAYOUT BELOW. OKITCHEN HOOD EXHAUST: PROVIDE MINIMUM EXHAUST RATE OF 100 CFM. OLOCATION OF GAS METER. CONTRACTOR TO COORDINATE REQUIREMENTS WITH THE GAS COMPANY. OLOCATION OF AIR CONDITIONING CONDENSING UNITS. PROVIDE AUTOMATIC SHUT—OFF. PROVIDE CURB. 10 PROVIDE WHOLE HOUSE VENTILATION FAN. PROVIDE MIN. 100 CFM. PROVIDE SWITCH WITH LABEL "HOUSE VENTILATION". REQUIRED CFM CALC: 1 CFM PER 100 SF = 2,860 / 100 = 28.60 CFM 7.5 CFM PER BEDROOM + 7.5 = (7.5 X 4) + 7.5 = 37.5 CFM TOTAL REQUIRED CFM = 22.74 + 22.50 = 66.10 CFM illlllllllllllllllllllll IIIIIIIIIIIII 0 II III'- IIII IIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIII - _ _ ——I = O w 2 Utility Plan Notes \ 00,1 1. CONTRACTOR TO CONFIRM ALL POWER & FIXTURE LOCATIONS WITH OWNER l100 = PRIOR TO INSTALLATION. ----- L----� — — g Q —_ / — —_ 0 2. ALL POWER AT ABOVE COUNTER LOCATIONS TO BE MINIMUM 6" ABOVE L — — — — — — — — — — L L— — — ---------- — — — _j—_ o FINISHED SURFACE OF COUNTER. 71 3. CONTRACTOR TO PROVIDE UTILITIES TO ALL EQUIPMENT LOCATIONS AS REQUIRED BY MNF. RECOMMENDATIONS. 4. PROVIDE VENTING PER CODE FOR NEW TANKLESS HOT WATER HEATER. LL— CONTRACTOR TO OBTAIN NECESSARY PERMITS & INSPECTIONS. (D \/ 01 — — 5. ALL NEW INTERIOR AND EXTERIOR LIGHTING TO BE A HIGH—EFFICACY FIXTURE AND SHALL CONTAIN EITHER A PIN BASED COMPACT FLUORESCENT OR L.E.D. = SD SD ® = = \ � � / � = LAMP. O / = 6. ALL NEW EXTERIOR LIGHTING TO BE CONTROLLED BY A PHOTOCELL & \ / = MOTION SENSOR COMBINATION. — sD O gp— 7. ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES AS —_ — —_ NOTED IN THE RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS ON W = SHEET A0.3. 8. ALL EXTERIOR LIGHT FIXTURES SHALL BE OUTDOOR RATED. 7 — –@ - � Cr�d X� I \ — / L -----I _ - --- --------------------;----� —_ © 3RD — + FLOOR — �` 10 I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII_ _ � o f I L — I I — — — ----------------- Utility Symbol Legend IE SYMBOL ABBREVIATIONS: — — A �\ +X = HEIGHT A.F.F. •I (E) = EXISTING TO REMAIN — — — / OS = OCCUPANCY SENSOR _ d / / WP = WATER PROOF ENCLOSURE EV = UNDER EAVE LOCATION _ _ TAMPER PROOF AFCI TYPE DUPLEX 120V POWER OUTLET \ © 12" AFF UNLESS NOTED OTHERWISE. I = TAMPER PROOF AFCI TYPE SWITCHED HALF—HOT DUPLEX OUTLET. GROUND—FAULT CIRCUIT INTERRUPT OUTLET (GFCI). ----------------- � I Irl I I Irl STANDARD TYPE LIGHT SWITCH @ 48" AFF UNLESS NOTED OTHERWISE. 0 DIMMER TYPE LIGHT SWITCH ® 48" AFF UNLESS NOTED OTHERWISE. O ELECTRICAL JUNCTION BOX FOR CEILING MOUNTED FIXTURE. LIGHT J FIXTURE TO BE HIGH—EFFICACY TYPE. I — — — — — _ — — — ® 6" RECESSED DOWNLIGHT W/HIGH EFFICACY TYPE LAMP — —I • 4" RECESSED DOWNLIGHT W/HIGH EFFICACY TYPE LAMP ELECTRICAL JUNCTION BOX FOR WALL MOUNTED HIGH J Y EFFICACY FIXTURE SURFACE MOUNT 1X4 OR 1X8 FLUORESCENT STRIP LIGHT WITH PROTECTIVE COVER SD SMOKEDETECTORHARDWIRED TO PANEL WITH BATTERY BACco BMONOXIDEDETECTOR HARDWIRED TO PANEL WITH BATTERY EXHAUST FAN: PROVIDE MINIMUM 110 CFM CONTINUOUS TCW COLD WATER CONNECTION, PROVIDE Q 12" MIN. ABOVE GRADE AT EXTERIOR HOSE BIB LOCATIONS. 3/4" tG GAS STUB CONNECTION WITH SHUT—OFF Utility Plan - 2nd Floor Scale: %4" = V-0" 2 Utility Plan - 1 st Floor Scale: %4" = 1'-0" 1 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 714.482.82 96 1 www.old ham -architects. 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.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.2 Utility Plan 22 c0 L 0 U U � � � U U � � m CL 2!% Z M ICUL � � o m _ c C: N U) O ^�,, Uj z U 0 N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.2 Utility Plan 22 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 714.482.82 96 1 www.old ham -architects. 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. (0 0 Keynotes (0 U U � � U U m I I I I NU) CL I v/ Utility Plan Notes E M ICU I I _O 7 1. CONTRACTOR TO CONFIRM ALL POWER & FIXTURE LOCATIONS WITH OWNER O m � � N PRIOR TO INSTALLATION. O ^CC,, W Uj 2. ALL POWER AT ABOVE COUNTER LOCATIONS TO BE MINIMUM 6" ABOVE U ti 0 I FINISHED SURFACE OF COUNTER. 3. CONTRACTOR TO PROVIDE UTILITIES TO ALL EQUIPMENT LOCATIONS AS REQUIRED BY MNF. RECOMMENDATIONS. 4. PROVIDE VENTING PER CODE FOR NEW TANKLESS HOT WATER HEATER. I CONTRACTOR TO OBTAIN NECESSARY PERMITS & INSPECTIONS. 5. ALL NEW INTERIOR AND EXTERIOR LIGHTING TO BE A HIGH—EFFICACY FIXTURE AND SHALL CONTAIN EITHER A PIN BASED COMPACT FLUORESCENT OR L.E.D. / J LAM P. \ = 6. ALL NEW EXTERIOR LIGHTING TO BE CONTROLLED BY A PHOTOCELL & _ MOTION SENSOR COMBINATION. 7. ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES AS ~/ ~ _ NOTED IN THE RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS ON \ / \ SHEET A0.3. 8. ALL EXTERIOR LIGHT FIXTURES SHALL BE OUTDOOR RATED. ---v FAUOI - 5 RIDGE I I I _ FAU O 3 — — r � 9 J O AC Ell O Utility Symbol Legend SYMBOL ABBREVIATIONS: +X = HEIGHT A.F.F. (E) = EXISTING TO REMAIN OS = OCCUPANCY SENSOR WP = WATER PROOF ENCLOSURE EV = UNDER EAVE LOCATION 0 TAMPER PROOF AFCI TYPE DUPLEX 120V POWER OUTLET © 12" AFF UNLESS NOTED OTHERWISE. 0 TAMPER PROOF AFCI TYPE SWITCHED HALF—HOT DUPLEX OUTLET. 6 GROUND—FAULT CIRCUIT INTERRUPT OUTLET (GFCI). STANDARD TYPE LIGHT SWITCH @ 48" AFF UNLESS NOTED OTHERWISE. DIMMER TYPE LIGHT SWITCH ® 48" AFF UNLESS NOTED OTHERWISE. O ELECTRICAL JUNCTION BOX FOR CEILING MOUNTED FIXTURE. LIGHT FIXTURE TO BE HIGH—EFFICACY TYPE. ® 6" RECESSED DOWNLIGHT W/HIGH EFFICACY TYPE LAMP • 4" RECESSED DOWNLIGHT W/HIGH EFFICACY TYPE LAMP ELECTRICAL JUNCTION BOX FOR WALL MOUNTED HIGH Y EFFICACY FIXTURE SURFACE MOUNT 1X4 OR 1X8 FLUORESCENT STRIP LIGHT WITH PROTECTIVE COVER SD SMOKE DETECTOR HARDWIRED TO PANEL WITH BATTERY BACK—UP CO CARBON MONOXIDE DETECTOR HARDWIRED TO PANEL WITH BATTERY BACK—UP EXHAUST FAN: PROVIDE MINIMUM 110 CFM CONTINUOUS TCW COLD WATER CONNECTION, PROVIDE Q 12" MIN. ABOVE GRADE AT EXTERIOR HOSE BIB LOCATIONS. 3/411 tG GAS STUB CONNECTION WITH SHUT—OFF Utility Plan - 3rd Floor Scale: %4" = 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 714.482.82 96 1 www.old ham -architects. 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.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.3 Utility Plan 2S (0 0 (0 U U � � U U m NU) CL v/ Z E M ICU I..L _O 7 O m � � N (1� O ^CC,, W Uj z U ti 0 N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A2.3 Utility Plan 2S 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 714.482.82 96 1 www.old ham -architects. 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. Material Legend O Elevation Notes Keynotes (0 U U � � C (D U U m NU) v/ Z E M co 41.86' LL0 T7 1 1 � m MAX. RIDGE HEIGHT CC N (1� O W TOP OF RAILING = 35.70' z U / \ N 36.86' MAX HEIGHT FLAT IL Ft ELEMENTS LIL L 42"H RAILING SYSTEM; WIRE OR GLASS 4'-4„ 4,-4„ 8'-0" 6" 13.10' FIN. SLAB 12.86' METAL & GLASS BASIS OF GRADE GARAGE DOOR Right Side Elevation Scale: %4" = 1'-0° 4 Rear Exterior Elevation Scale: %4" = 1'-0" 2 FL HIGHEST ROOF RIDGE = 41.61' (TO FINISH ROOF) STANDING SEAM METAL ROOFING 41.86' MAX. RIDGE HEIGHT — UNDERSIDEGO �SlIDFFI@T 4'-2)/2" 36.86' CLERES ORY MAX HEIGHT FLAT ELEMENTS WINE OWS SMOOTH PANEL BOARD El / / STUCCO FINISH SIDING LIHORIZONTAL STANDING SEAM METAL ROC RING 3'-2„ Li 8'-0" PATIO CANOPY METAL CLAD WINDOWS/DOORS i 6 D STEEL POST 13.10' FIN. SLAB 12.86' CUSTOM PIVOT DOOR BASIS OF GRADE Left Side Elevation Scale: %4" = 1'-0" 3 Front Exterior Elevation Scale: %4" = 1'-0" I 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 714.482.82 96 1 www.old ham -architects. 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.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A3.0 Exterior Elevations 24 c0 O (0 U U � � C (D U U m NU) v/ Z E M co LL0 � � m C: CC N (1� O W Uj z U ti 0 N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A 0 0 ZL 0 0 0 0 ZL 0 0 A3.0 Exterior Elevations 24 TYPICAL ROOF DECK CONSTRUCTION: • GACO CLASS A ELASOTMERIC DECK COATING (IC • 2 LAYERS 30# BUILDING PAPER • ROOF DECKING PER STRUCTURAL PLANS • SLOPED DECK JOISTS PER STRUCTURAL PLANS • R-30 INSULATION • %" DRYWALL AT INTERIOR CEILING TYPICAL FLOOR/CEILING CONSTRUCTION • 1Y6" PLYWOOD DECKING NAILED & GLUED • FLOOR JOISTS PER STRUCTURAL DRAWINGS • R-30 BATT SOUND INSULATION • 5/8" DRYWALL AT CEILING (TYPE 'X' @ GARAGE) 00 Building Section Building Section 11.1 . Intl rl 111 nnnr 11111T11 11T1111. J STRUCTURAL PLANS VATIONS ER tAL DRAWINGS F INSULATION L, 41.86' MAX RIDGE HEIGHT 36.86' MAX HEIGHT FLAT ELEMENTS 13.10' FIN. SLAB 12.86' BASIS OF GRADE Scale: Y4" = 1'-0" 1 2 1 41.86' MAX RIDGE HEIGHT 36.86' MAX HEIGHT FLAT ELEMENTS 13.10' FIN. SLAB 12.86' BASIS OF GRADE Scale: Y4" = 1'-0" I 1 I 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 © 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. 2"' .z PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A ZL IL ZL ZL A A4.0 Building Sections 215 M L 0 U U � � C (D U U M � m U CL •- z EU) M Cry L � � 0 m C: - CC o W uj z U ti 0 N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A ZL IL ZL ZL A A4.0 Building Sections 215 Building Section 11 Scale: Y4" = 1,-0° 1 3 1 Building Section 41.86' MAX RIDGE HEIGHT 36.86' MAX HEIGHT FLAT ELEMENTS 13.10' FIN. SLAB 12.86' BASIS OF GRADE Scale: Y4" = 1'-0" 1 2 1 41.86' MAX RIDGE HEIGHT 36.86' MAX HEIGHT FLAT ELEMENTS 13.10' FIN. SLAB 12.86' 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 714.482.82 96 1 www.old ham -architects. 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. DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A ZL IL ZL ZL ZL A401 Building Sections 20 CD (0 N M c0 L 0 U U � � � U U � � m •— z M c r/ L � � 0 m C: - CC o W uj z V ti N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A ZL IL ZL ZL ZL A401 Building Sections 20 EROSION CONTROL NOTES c0 Project Information +L_ � U U � 1. IN CASE OF EMERGENCY, CALL OWNER AT ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 2. A STAND BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL � U 2017 E. OCEAN BLVD. SITE ADDRESS: NEWPORT BEACH,A 92661 ^ 00❑� ^/ U - TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS ❑ ❑ VJ ❑�� n NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY CL AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF THE FORCES OF WIND OR WATER. �U O 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 THET,' / L lJ�� TRACT: - BLOCK: - LOT: - WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP 00 r /IC� �� / U " �� LL REQUIRED. IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. O F (E) C.O. - O O �� �, L nV<� 2 SITE AREA: 3,693 SF 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF THE SLOPE AT THE 14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC ❑ 1 v O �� (E) 1�M L-)� �L / CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO �❑ CU� O (E) GM / �C7 # C� Oi C7 ZONE: R-1 THAT MAY CREATE A POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OF 00 BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. AS SOLID WASTE. C uj z V 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES 1NITHIN 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF J I V I I. J PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED �j� <YF CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING BE MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY ❑ I1 ° ° ° UFIN. SLAB = 12.8ON I / J /�7:1N1_1 " WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION V ❑ z ' PAD = 1 1 .88' ( / ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ o: z fl CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE L p J °p ; ❑ ❑ Cd ❑ ❑ ❑ N ❑ O O I` ° �a ° ° -T-1 AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION 16. TRASH AND CONSTRUCTION RELATED SOLID WASTE5 MUST BE DEPOSITED OF THE FIELD ENGINEER. ADDITIONAL DEVICES AS NEEDED SHALL BE INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF z [P z O D , -) INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. RAINWATER AND DISPERSAL BY WIND. `-� Keynotes Y 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE II p �' p ° �p -II BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING M THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE DEPOSMODIFIED, 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR SWEPT ° �OTHER �� ° ° O 1 TEMPORARY EROSION CONTROL; PROVIDE GRAVEL BAGS STACKED 2 HIGH. AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND MEANS.-� D p D Co P � � � � r PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD p z O 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 I I APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. ° ° o -I1 INSTALL 6" DIAMETER DECK DRAIN, NDS 910B OR EQUAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF 17. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. � �/a ° � P R)O � O INSTALL 4" DIAMETER DRAIN PIPE, SDR 35 PVC. MIN. 1 % SLOPE NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. _ ° p O 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED 20. CITYTINNSPECTORSS WILL BE IMPLEMENTED AS DEEMED NECESSARY BY D� p l O D oO O LOCATION OF 4" DOWNSPOUT FROM GUTTER/SCUPPER ABOVE. CONNECT TO ° 0 0 0 0 0 0 0 0 0 ° SIDE YARD DRAIN LINE. INSTALL 4" DIAMETER PERFORATED DRAIN PIPE (FRENCH DRAIN); SDR 35 PVC. ° I -- -° D 1 D �O F u o �N J� SEE DETAIL O � Po f 'L J FIN. SLAB - 13.00' � � O CURB CORE CURB DRAIN PER CITY STANDARD STD -184-L. ❑ � ❑ ❑ � l� II _ ° PAD = 11.68' P- ° ✓ �_ � `� � ° O NOT USED BMP FACTS SHEET T c �Q ° Og REMOVE CONCRETE FROM LANDSCAPE STRIP, INSTALL NEW DROUGHT TOLERATE WM-1 MATERIAL DELIVERY AND STORAGE p LANDSCAPING: MYOPORUM PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. ' °°� °� NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. I - ° NEW RETAINING WALL. O 2 12.90 I [1 WM-2 MATERIAL USE 12.101NV II z ° °_11 12.90 HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDLED IN ORDER TO ° r-12.1'01NV REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE z p � P 11 REPAIR ANY DAMAGED CURB, GUTTER, SIDEWALK PER CITY STANDARDS AVAILABLE TO THE EMPLOYEES THAT APPLY SUCH MATERIALS. STD -180-L, STD -182-L, STD -183-L. EXTENT OF REPAIR TO BE po A__A/ 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 ❑t❑ T \6" HIGH CURB O 'AT EDGE OF SLAB �°° L 12 CONSTRUCT CONCRETE WASH-OUT AREA PER CA BMP WM-8. ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. 1 O II - II �O� O� p� �❑� WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION 2 - 2 AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF 1 [] O II i0 1 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 O �, O CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. �❑' LO °p 1. CONTRACTOR SHALL PROTECT IN PLACE THE EXISTING WATER METER AND WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND o o 0 0 0 0 0 0 0 0 0 0 00 p 0 o I--- L 1 ANY SEWER CLEAN -OUTS. t�� II 0 p ° II 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 I1 z / 1 I � -Il RECOMMENDAITONS BELOW EXISTING GRADE OR A MINIMUM OF ONE FOOT DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. /N1 2.90 U _ p 1 n „ n 12.53 BELOW PROPOSED FOUNDATION. SEE PLAN FOR LIMIT OF WM-9 SANITARY/ SEPTIC WASTE MANAGEMENT 1 1 .731NV ° U p 2 11 •731NV OVER -EXCAVATION. 3. UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH ��� FIN. SLAB= 13.10 p - L1 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 PAD = 12.18' �� I �� OD 5% FOR 10' AT EARTH AREAS AND 2% AT PAVED AREAS. REQUIREMENTS. - O O TC -1 STABILIZED CONSTRUCTION ENTRANCE � I 1 � � C1 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 ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR �ol ❑❑❑❑❑❑❑ �❑� II � ° -II �nEARTI 6. MINIMUM 4" CLEARANCE TO BE MAINTAINED FROM WEEP SCREED TO PAVED. -1 �� O LS] C)°_ A� SE -1 SILT FENCE N ❑ 11 ❑ / SE -3 SEDIMENT TRAP z II z _1 ��� ° II °I Water Quality Notes SE -8 GRAVEL BAGS 11 z Io z ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE °z 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. o �" D BE CONNECTED DIRECTLY TO DRAIN BELOW GRADE. 2. ALL CONCRETE AREAS TO FLOW TOWARDS ALLEY/STREET AND AWAY FROM T- I �O• `U [] O I NEIGHBORING PROPERTIES. X I I ❑O I F_ O Construction Quantities 3 ❑ ❑ 3 O � o a o- - o-e-e-e-e-e-e-�-�- -�-�_ o-o-o.�o-rte- OLLI U' CUT = 0 O IS, -1-2.90C �� ❑ � 1 FILL = 0 12-101NV ��� OVER EXCAVATION = 273 CUBIC YARDS E- C IMPERVIOUS AREA = 3,573 SF tT��- ° 1 �, C T) T-1 ❑��� ❑ �IV �- -- - !SO ❑I V❑ I �I ❑`J1`_ ` �o-� - -- I 0� 1\ 11 J❑❑❑❑ ❑ Ll D O ❑ ❑ ❑ ❑(E)ODEWALK ❑❑ o❑❑ QD 3 ❑ ❑ D (N) PARKWAY LANDSCAPE ❑❑❑❑ ❑❑❑❑ 10.771 NV �� �J F 7 (E) 6„ CURB 11 O -0/1, �- X10;$51 7 �� C Cv FU�� ���❑ Q) 9 3 CD o E. OCEAN BLVD. w �1 PLAN N o a'� O a N 0 D 0 0 �a CL STREET 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 I i f o r n is 92831 714.482.82 96 1 www.old ham -architects. com \ l �2YAN OLDHAM I 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. PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A ZL 0 ZL 0 D D 0 ZL D 0 GP -1 Prelim Grading Plan 27 c0 L O � U U � � � U U � � m U CL • V! EM M LL o CC (n O uj z V N PROJECT No.: 1743 DRAWN: reo CHECK: reo ISSUE: A10.31.2017 CDP SUBMITTAL #1 ZL 12.07.2017 CDP SUBMITTAL #2 A ZL 0 ZL 0 D D 0 ZL D 0 GP -1 Prelim Grading Plan 27