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HomeMy WebLinkAbout09_Spada Residence Coastal Development Permit_PA2017-240CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Spada Residence (PA2017-240) SITE LOCATION: 122 25th Street Coastal Development Permit No. CD2017-103 APPLICANT: Eric Aust, Architect OWNER: Charisse Spada PLANNER: Gregg Ramirez, Principal Planner 949-644-3219 gramirez@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 15, 2018 Agenda Item No. 9 • General Plan: RS -D (Single Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -D (Single -Unit Residential Detached)— (20.0-29.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY Request for approval of a Coastal Development Permit (CDP) to allow the demolition of an existing duplex and attached garage and the construction of a new 2,275 square foot, 3 - story home and attached 2 -car garage. The project also includes hardscape and drainage. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. 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. CD2017-103 (Attachment No. ZA 1). 08/17/2017 2 Spada Residence CDP 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 Coastal Development Permit is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property currently consists of one legal lot developed with a duplex. The neighborhood is predominantly developed with two- and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The property is located in an area eligible for a Categorical Exclusion. However, the proposed duplex exceeds the 1.5 floor area limit identified in Categorical Exclusion Order (CEO) CE-5-NPB-16-1. The development otherwise complies with all other applicable CEO limits and standards. Additionally, the proposed residence conforms to all applicable development standards (see below) and height measured from 9.00 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 and illustrated in Table 1 below. Hazards • The property is not located on the shoreline and is separated by the beach and bay by several rows of homes. The project site is not protected by a bulkhead. Tmplt 10 10 17 Table 1 — Development Standard Development Standard Standard Proposed Setbacks min. Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet(Alley) 5 feet Allowable Floor Area 2,276 square feet 2,275 square feet Allowable 3' Floor Area 281 square feet 280 square feet Open Space 171 square feet 172 square feet Parkin 2 -car garage 2 -car garage Height 24 feet deck rail 29 feet sloped roof 23 feet 6 inch deck rail 29 feet sloped roof Hazards • The property is not located on the shoreline and is separated by the beach and bay by several rows of homes. The project site is not protected by a bulkhead. Tmplt 10 10 17 Spada Residence CDP Zoning Administrator, February 15, 2018 Page 3 • 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. • The finish floor elevation of the proposed dwelling is 9.00 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. Water Quality • The property is located more than 200 feet from the shoreline. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located between the nearest public road and the sea or shoreline (as defined by the Coastal Commission). Re -development will not alter or affect existing public recreation, access, or views. Vertical public access to the beach is located along 25th street adjacent to the subject property approximately 300 feet to the southwest. Vertical access is available via the West Ocean Front boardwalk and adjacent public beach. • This CDP does not include a request to add or alter any new or existing improvements, including landscaping, on State tidelands, or public beaches. • The property is not located near Public Viewpoints or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. There is no Coastal View Road (segment) in Balboa Peninsula. Public views of the beach and the sea are available down 25th Street and from the West Ocean Front boardwalk. 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. Tmpl[: 10/10/17 Spada Residence CDP Zoning Administrator, February 15, 2018 Page 4 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 a duplex and garage and the construction of a new 1,885 -square -foot single- family residence and attached 390 -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. Prepared by: IT. j5�7 Gregg mirez Principal Planner GBR Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Pmplt: 10/10/17 4 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. CD2017-103 TO DEMOLISH AN EXISTING DUPLEX AND CONSTRUCT A NEW SINGLE FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 122 25TH STREET (PA2017-240) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric Aust, Architect, with respect to property located at 122 25Th Street, requesting approval of a coastal development permit. 2. The lot at 122 25th Street is legally described as Lot 14, Block 24, Newport Beach Tract. 3. The applicant is requesting approval of a Coastal Development Permit (CDP) to allow the demolition of an existing duplex and attached garage and the construction of a new 2,275 square foot, 3 -story home and attached 2 -car garage. The project also includes hardscape and drainage. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. 4. The subject property is designated RS -D (Single Unit Residnetial 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 -D (Single Unit Residential Detached) and is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on 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 Conversion of Small Structures, because it has no potential to have a significant effect on the environment. 12-21-2017 Zoning Administrator Resolution No. ##1## Paqe 2 of 6 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 a duplex and garage and the construction of a new 1,885 -square -foot single-family residence and attached 390 -square -foot 2 -car garage. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 2,276 square feet and the proposed floor area is 2,275 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line abutting 251h Street, 3 feet along each side property line and 5 feet along the rear property line abutting the alley. The highest guardrail is less than 24 feet from established grade (9.00 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The property is not located on the shoreline. The finished floor elevation of the proposed dwelling is 9.00 feet (NAVD88), which complies with the minimum 9.00 feet (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 12-21-2017 Zoning Administrator Resolution No. #### Paqe 3 of 6 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 property is not located within 200 feet of the shoreline. 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. Findin : 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 (as defined by the Coastal Commission). The project design complies with setbacks, height limitations, and floor area limitations. Re -development will not alter or affect existing public recreation, access, or views. Vertical public access to the beach is located along 25th street adjacent to the subject property approximately 300 feet to the southwest. Vertical access is available via the West Ocean Front boardwalk and adjacent public beach. 2. The property is not located near Public Viewpoints or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. There is no Coastal View Road in Balboa Peninsula. However, Public views of the beach and the sea are available down 25th Street and from the West Ocean Front boardwalk. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-103, 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. 12-2t-2017 g Zoning Administrator Resolution No. #### Paqe 4 of 6 PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator 12-21-2017 9 Zoning Administrator Resolution No. ##1## Paqe 5 of 6 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 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. 12-21-2017 -T Zoning Administrator Resolution No. ##1## Paqe 6 of 6 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 permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. 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. 15. This Coastal Development Permit No. CD2017-103 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. 16. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Spada Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-103 (PA2017-240). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 12-21-2017 11 Attachment No. ZA 2 Vicinity Map 08/17/2017 12 VICINITY MAP e 49 Subject Property 4140 S \ t3 �e 94Y V S l ; Coastal Development Permit No. CD2017-103 PA2017-240 122 25th Street 08/17/2017 23 Attachment No. ZA 3 Project Plans 08/17/2017 14 deferred submittals THE FOLLOWING PLANS WILL BE SUBMITTED BY OTHERS UNDER SEPARATE PERMIT; ARCHITECT + ENGINEER OF RECORD TO REVIEW, CERTIFY AND APPROVE DRAWINGS PRIOR TO SUBMITTAL: -FIRE SPRINKLER DRAWINGS (SPRINKLERS SHALL COMPLY WITH NFPA 13D) (*OBTAIN FIRE SPINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION) -GUARDRAIL DESIGN, DETAILS AND CALCULATIONS SHALL BE DEFERRED SUBMITTAL AND SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER AND ARCHITECT PRIOR TO SUBMITTAL -AIR CONDITIONING CONDENSER SOUND ATTENUATION DESIGN; CONTRACTOR SHALL DETERMINE EXACT CONDENSER SPECIFICATION AND PROVIDE SOUND LEVEL DATA PER CITY REQUIREMENTS CONDENSERS SHALL BE LOCATED WITHIN ALCOVE AT THE ROOF/3rd FLOOR public works notes 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY 2. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 3. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. 5. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. symbols legend BUILDING ELEVATION DEX-O-TEX DECK COATING REF. SHEET A3.0 A3.0 ELEVATION MARK —ELEVATION INFO \SYSTEM; X DETAIL MARK C2 EROSION CONTROL PLAN A6.0 GLASS ELEVATION O REF. SHEET A5.0 DOOR NUMBER 01 REF. SHEET A5.0 W N project data HOUSE AREA: EXISTING TOTAL LIVABLE AREA 1,056 S.F. (TO BE DEMOLISHED) EXISTING GARAGE AREA 350 S.F. +(TO BE DEMOLISHED) TOTAL AREA TO BE DEMOLISHED 1,406 S.F. PROPOSED 1st FLOOR 614 S.F. PROPOSED 2nd FLOOR 1,090 S.F. PROPOSED 2nd FLOOR 181 S.F. + PROPOSED TOTAL LIVABLE AREA 1,885 S.F. GARAGE AREA: PROPOSED TWO CAR GARAGE AREA 390 S.F. FLOOR AREA LIMIT: 1,138 S.F. BUILDABLE LOT AREA: 2x BUILDABLE LOT AREA = 2,276 S.F. 2,275 S.F. (1,885 + 390) < 2,276 S.F. ALLOWABLE = O.K. OPEN SPACE REQUIREMENT: 15% OF BUILDABLE LOT AREA TO BE OPEN SPACE 1,138 S.F. BUILDABLE LOT x 0.15 = 171 S.F. OPEN SPACE REQ'D 131 S.F. (1st FLOOR FRONT YARD) 47 S.F. (2nd FLOOR MASTER PATIO) + 178 S.F. OPEN SPACE 178 S.F. OPEN SPACE > 171 S.F. = O.K. ROOF VENTILATION: UPPER, 3rd FLOOR ROOF: NOT REQUIRED SINCE EXPANDED ICENYNE INSULATION TO BE USED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE: ERIC AUST ARCHITECT SHALL SERVE AS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE FOR THIS PROJECT AND SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING; (CBC APPENDIX CHAPTER 1, 106.3.4) COUNTY BENCH MARK / SURVEY: PER THE SURVEY PREPARED BY REM SURVEYING, SURVEYOR USED LEAD AND TAG ELEVATION= 8.74 GENERAL NOTES: ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT I SIDE SETBACK — PROPERTY LINE FRONT SETBACK EXISTING CURB— SIDE SETBACK - !fie I IM x -X y. of NI w C0 zo LO DO z� project data PROJECT NAME: oma$ Pv1106 E1 flo 4110 SPADA RESIDENCE �.'' r y6s`,- >X' 122 25th STREET / zemsl NEWPORT BEACH, CALIFORNIA 92663 Little inn} the Bay PROJECT DESCRIPTION: DEMOLITION OF EXISTING 4 BEDROOM 1,056 S.F. HOUSE,nolnmon" t \• ., (\ \ _ C&Iva Te19et Salbs (.. AND ATTACHED 2 CAR GARAGE. j b Jock's SuAbmrad m v PROJECT TO CONSIST OF A NEW 1,885 S.F., SINGLE S YL FAMILY RESIDENCE WITH 390 S.F. ATTACHED, ENCLOSED xmnn 2 CAR GARAGE 26O14real Lot m ©\Amencm Junkie APPLICABLE CODES: ^°r N1 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA BUILDING CODE ' 2016 CALIFORNIA MECHANICAL CODE�'� 2016 CALIFORNIA PLUMBING CODE ✓ 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE (TITLE-24)�� s� , 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE CONSTRUCTION TYPE:/ ' 11 �� o gm , O /.,/ �� d 3 Beech Bum,yrhm na" TYPE V -B SPRINKLEREDwoon `e\h 01he Cmbtooke, Me11 LPltl s C 0 Qclgor5hoo N\ \/ Old OCCUPANCY GROUP: £ m .1.1. Been \� e byhallT GI R3��®'gym U (ATTACHED GARAGE) \ \ \ c �� onh,Shore Sha Ice S Bentz III e+s ZONING: 'Google \ \\� �"�' RS -D SINGLE -UNIT RESIDENTIAL DETACHED t /5 fiou ASSESSOR'S PARCEL NO.: A.P.N.: 047-141-04 1 vicinity map o� PROJECT SITE - � 122 25th STREET PARKING REQUIREMENTS: AO.0 NOT TO SCALE 2 COVERED PARKING SPACES PROVIDED IN AN ATTACHED, COVERED GARAGE SETBACKS: ALLOWABLE PROPOSED NORTH PROPERTY LINE (FRONT): 5' 5' SOUTH PROPERTY LINE (REAR): 5' 5'-0 5/8" EAST PROPERTY LINE (SIDE): 3' 3' WEST PROPERTY LINE (SIDE): 3' 3' FIRE SPRINKLERS: FIRE SPRINKLERS ARE REQUIRED WITHIN THIS STRUCTURE AND SHALL BE SUBMITTED AS A DEFERRED SUBMITTAL UNDER A SEPARATE PERMIT BUILDING HEIGHT: MAX. ALLOWABLE BUILDING HEIGHT: 29' (TO PEAK OF SLOPED ROOF) ACTUAL BUILDING HEIGHT: 28'-11 3/4" (FROM AVERAGE GRADE TO ROOF PEAK) LOT SQUARE FOOTAGE: 1,747 S.F. LANDSCAPE AREA: 0 S.F. NON -PERMEABLE AREA: 1,747 S.F. \ DEX-O-TEX DECK COATING \SYSTEM (ESR -1757) OR SIMILAR WATERPROOF DECK MEMBRANE FLOOR AREA ANALYSIS SLOPE TOWARDS DECK \SYSTEM; DRAINS AT OUTSIDE EDGES PRECISE GRADING PLAN C2 EROSION CONTROL PLAN 1 -HOUR EAVE AT SIDE PROPERTY — LINES; SEE SHEET A2.0 FOR 1st + 2nd FLOOR PLANS LOCATION AND DETAIL 2/A6.0 — ROOF OVERHANG DIMENSION -I -- - -ISI----_ OODI � IN I rn I I I I a I F I P oO I LOUNGERS ROOF OVERHANG DIMENSION 12" STANDING SEAM METAL ROOF OVER "VERSASHIELD" FIRE-RESISTANT ROOF PROTECTION (ESR #2053) OVER 30 LB. FELT UNDERLAYMENT, TYP.; MANUFACTURED BY CUSTOM-BILT METAL, CLASS A ASSEMBLY SOLID WOOD FENCE TO +11.95' WITH EXISTING ADJACENFENCE CENTERED ON PROPERTY LINE T HOUSE 60% OPEN LATTICE UP TO +14.10'; upper oof deck 3x1 I 167 s.f.- PROPERTY LINE PROVIDE ICYNENE OPEN CELL ROOF INSULATION, TYP. THROUGHOUT; -�` PROVIDE R-30 MIN. AT ALL ROOFS NP AO.0 SITE/ROOF PLAN + PROJECT DATA AO.6 FLOOR AREA ANALYSIS lower roof deck CIVIL SURVEY CI PRECISE GRADING PLAN C2 EROSION CONTROL PLAN D1.0 — � 1st + 2nd FLOOR PLANS Y m 3rd FLOOR + ROOF PLANS Y w EXTERIOR ELEVATIONS A3.1 EXTERIOR ELEVATIONS A3.2 BUILDING SECTIONS S1 FOUNDATION PLAN tilso. FOUNDATION DETAILS CONTACT: ROBERT McCARTHY TOAL ENGINEERING, INC. 23 CORPORATE PLAZA, SUITE 150 99 s.f. NEWPORT BEACH, CA 92660 SAN CLEMENTE, CA 92672 TEL 949.629.2539 TEL 949.492.8586 a THICKENED WALLI FOR MECHANICAL CHASE DEX-O-TEX DECK COATING SYSTEM N34045'1 7"W 69.89' (ESR -1757) OR SIMILAR WATERPROOF DECK MEMBRANE SYSTEM; SLOPE TOWARDS DECK DRAINS AT OUTSIDE EDGES N34045'27"W 69.87' sheet index AO.0 SITE/ROOF PLAN + PROJECT DATA AO.6 FLOOR AREA ANALYSIS CS1.0 CIVIL SURVEY CI PRECISE GRADING PLAN C2 EROSION CONTROL PLAN D1.0 DEMOLITION PLAN A1.0 1st + 2nd FLOOR PLANS A1.1 3rd FLOOR + ROOF PLANS A3.0 EXTERIOR ELEVATIONS A3.1 EXTERIOR ELEVATIONS A3.2 BUILDING SECTIONS S1 FOUNDATION PLAN FD1 FOUNDATION DETAILS project consultants PROPERTY OWNER: ARCHITECT: CHARISSE SPADA ERIC AUST ARCHITECT 10900 SW RIVERWOOD ROAD 62 BALBOA COVES PORTLAND, OREGON 97219 NEWPORT BEACH, CA 92663 TEL 503.860.4444 TEL 949.637.5220 STRUCTURAL ENGINEER: ENERGY CALCULATIONS: ESI/FME, INC. ALLIANCE 24 TITLE CONTACT: SCOTT ROSS 140 "B" STREET, SUITE 5-276 1800 E. 16TH STREET DAVIS, CA 95616 SANTA ANA, CA 92701 TEL 530.753.7510 TEL 714.835.2800 FAX 714.835.2819 GEOTECHNICAL ENGINEER: R McCARTHY CONSULTING, INC. CIVIL ENGINEER: CONTACT: ROBERT McCARTHY TOAL ENGINEERING, INC. 23 CORPORATE PLAZA, SUITE 150 139 AVENIDA NAVARRO NEWPORT BEACH, CA 92660 SAN CLEMENTE, CA 92672 TEL 949.629.2539 TEL 949.492.8586 EXISTING ADJACENT HOUSE ROOF DRAIN WITH OVERFLOW SCUPPER; DRAIN TO GROUND SHEET METAL CAP AT ELEVATOR SHAFT; SLOPE TO OUTSIDE EDGE AT PER FOOT SOLID WOOD FENCE TO +12.50' WITH 60% OPEN LATTICE UP TO +14.21'; EXISTING ADJACENT HOUSE FENCE LOCATED ENTIRELY ON PROPERTY \\ j I I \\ I I I I I I I REAR BUILDING SE BACK AT 1st FLOOR (5' REAR SETBACK SIDE SETBACK I 5'-04" —EXISTING SEWER LITERAL TO REMAIN; PROVIDE NEW SEINE CLEANOUT PER CITY STANDARD ST) -406-L J 12" STANDING SEA METAL ROOF OVER "VERSASHIELD" FIRE-RESISTANT ROOF I PROTECTION (ESR #2053) OVER 30 LB. o `v FELT UNDERLAYMENNT, TYP.; " I MANUFACTURED BYj CUSTOM-BILT METAL, CLASS A ASSEMBLY I I I I N I N �. o I w I WM I CJ LJ En z 7' L.F. 'B B.B.Q. Y N \_ F.A.U. 'a I SOLID WOOD FENCE TO +12.50' WITH 60% OPEN LATTICE UP TO +14.21'; EXISTING ADJACENT HOUSE FENCE LOCATED ENTIRELY ON PROPERTY \\ j I I \\ I I I I I I I REAR BUILDING SE BACK AT 1st FLOOR (5' REAR SETBACK SIDE SETBACK I 5'-04" —EXISTING SEWER LITERAL TO REMAIN; PROVIDE NEW SEINE CLEANOUT PER CITY STANDARD ST) -406-L J 12" STANDING SEA METAL ROOF OVER "VERSASHIELD" FIRE-RESISTANT ROOF I PROTECTION (ESR #2053) OVER 30 LB. o `v FELT UNDERLAYMENNT, TYP.; " I MANUFACTURED BYj CUSTOM-BILT METAL, CLASS A ASSEMBLY I I I I N I N �. o I w I WM I CJ LJ En z 7' L.F. 'B B.B.Q. Y N \_ Y N D � � I I I I I I I I I 1oi N cc IL0 W LO I I � 0 1 2 EXISTING WATER M TER AND SERVICE TO R MAIN GARBAGE GARBAGE GARBAGE I AT ALLEY; PROTECT DURING CONSTRUCTION 2 68 SIDE SETBACK ROOF DRAIN WITH OVERFLOW TRASH CONTAINER STORAGE SCUPPER; DRAIN TO GROUND PROPERTY LINE ALONG SIDE YARD, BEHIND 6' HIGH FENCE/GATE REAR BUILDING SETBACK AT 2nd FLOOR \ (2'-6" ALLOWABLE I \ I I \ I I \ I I I I I � 2 site/roof plan north AO.0 SCALE: 1/4" = 1'-0" ■ site plan + project data 1/4"=11-011 spada residence 122 25th street newport beach, California 92663 frG O?� ref. north 4' 8' 15 december 2017 ©copyright 2017 job #1714 eric aust architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse spada 10900 SW riverwood road portland, Oregon 97219 tel 503.860.4444 4'- 1) 22 rn �-1 7' 4„ (7.33) g, 6„ (9.50) ALLOWABLE AREA SHALL BE 20% OF BUILDABLE LOT AREA 1,138 S.F. BUILDABLE LOT x 0.20 = 228 S.F. MAX. 3rd FLOOR AREA 181 S.F. 3rd FLOOR AREA < 228 S.F. ALLOWABLE = O.K. 7'-11" 7.92) 3 3rd floor area analysis AO.6 SCALE: 1/4" = 1'-0" 23'-9" (23.75) Li 141 S.F. OPEN SPACE m m CD n— 1, 090 S 0.00> Oo Do Oo CD 1 / 5.00 S.F.) (2nd FLOOR) o a (97.75 S.F.) (180.50 S.F.) /(134.50 S.F.) (150.50 S.F.) a �2 (451.25 S.F.) 7"!�-4" 9' 6" 8' 10"L---] (7.33) (9.50) (8.83) L---7�--]11" 5'-0" (7.92) (5.00) X23'-9" (23.75) L--1 2 2nd floor area analysis AO.6 SCALE: 1/4" = 1'-0" floor area analysis plans 1/4"=1'-0" spada residence 122 25th street newport beach, California 92663 project area analysis 1,747 s.f. lot area 1,138 s.f. buildable lot area 2 x 1,138=2,276 s.f. allowable project area analysis 614 s.f. 1st floor (livable) 19090 s.f. 2nd floor (livable) + 181 s.f. 3rd floor (livable) 19885 s.f. total livable S o 390 s.f.1 st floor (garage) 0 29275 s.f. total floor area 1 1st floor area analysis AO.6 SCALE: 1/4" = 1'-0" open space provided 131 s.f.1 st floor (at entry) + 41 s.f. 2nd floor (at master) 172 s.f. (171 req'd) 9 //&, 0 1' 2 4' 8, ref. north 15 december 2017 ©copyright 2017 job #1714 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse spada 10900 SW riverwood road portland, Oregon 97219 tel 503.860.4444 10 NORTH I CONC. 0' 8' 16' I goFS, SCALE 1"=8' CONC. NOTE: RECORD EASEMENTS ARE NOT PLOTTED IE ANY. CENTER LINE SURVEYOR OR ENGINEER SHALL PERMANENTLY \ MONUMENT PROPERTY CORNERS OR OFFSETS \ CONC. BEFORE STARTING GRADING. (123.45) C ) s N. G. P. P. W F. F. G. F. CONC. F. S. M. H. P A. C. T. G. DESCRIPTION MEAS. ELEVATIONS REC. BRG. & DIST. DECK BRICK WALL BUILDING PROPERTY LINE FENCE BENCH MARK NATURAL GRADE POWER POLE WATER METER FINISH FLOOR GARAGE FLOOR CONCRETE FINISH SURFACE MAN -HOLE PLANTER ASPHALT TOP -GRATE RdM SURVEYING INC RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@COX.NET T❑P❑GRAPHIC SURVEY JOB: 68-3 DATE: 7/25/17 CONC. S� P� 3 �� CONC. iq_ �o CONC. G CONC. 12.5 U z 0 Koz I STORY RESIDENCE �0u (23.29) _ RIDGE F� 4.2—JC3 z S , , L3 ��� gb10F��S bOFS cu �cbS PROPERTY o S�� �� �b �b. LINE UCONC. CONC. STEPPING STONES CONC. pa: zo z r U p p= U -. L3 I.I Yu F, (`7 ILd 1 STORY RESIDENCE (b� z b �1FL o Li 5.0 ED ozo a- _j; �, V, PROPERTY , �� LINE Li o ` �0 bti1 2 `"u �qS DIRT WOOD WALL STEP DIRTN 3 4 5/17'/ W Z b2� CONS. X5.0 `b_ VO ti rl CONC. �i z 0 U 4.5 OWNER: CHARISSE SPADA 0 1 1 STORY RESIDENCE u Z a r U � 1 CONC. STEPPING ST 34045/27// N E77- ONES — - 2 STORY RESIDENCE CONC. 41\ o CENTER 6.3 LINE VF, CONC. / qh ���oFS z CONC. o � � S _S # # (7.72FS) qO bhn o� C) 69.87 .87 # CONC. O z titin o2F v CONC.( Ll uLn bjO OJCONC. d J CONC. o�F LL) I �q1 ebb /&Z�CONC. �(799FS) 1 CONC. 16.x16.7 , U-) 2 z Ln oF�, 2aF CONC. U7 `hb — `b. �b Z DIRT (5.68FS) � CONC. _//� 69.1839/ RT DIRT �2RT 0v, DI ho�v, �2�Oq 2 2 STORY RESIDENCE CONC. /S,FS, CONC. �1 CONC. 0 1 U CONC. LEGAL DESCRIPTION BENCH MARK LOT 14 OF BLOCK 24 OF NEWPORT BEACH TRACT LEAD AND TAG ELEVATI❑N= 8.74 LAND S��\ v� RON MIEDEMA A NO. 4653 EXP. 9/30/17 ti ADDRESS OF PROJECT; 122 25TH STREET NEWPORT BEACH, CA 17 —4.7 U z /� o 5.0 CONC. CONC. f 5.0 LEGAL DESCRIPTION BENCH MARK LOT 14 OF BLOCK 24 OF NEWPORT BEACH TRACT LEAD AND TAG ELEVATI❑N= 8.74 LAND S��\ v� RON MIEDEMA A NO. 4653 EXP. 9/30/17 ti ADDRESS OF PROJECT; 122 25TH STREET NEWPORT BEACH, CA 17 2 3 4 5 0 A I B - I C I D I E F I G I H SCOPE OF WORK DEMOLITION OF EXISTING RESIDENCE AND CONSTRUCTION OF NEW CUSTOM RESIDENCE, TOGETHER WITH APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS. CITY OF NEWPORT BEACH (VOTES 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 3. AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. 5. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 6. ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 8. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. *OTHER VALUES MAY APPLY DEPENDING UPON ARCHITECTURAL DETAILS DETAIL TYPICAL SIDE YARD SWALE NOT TO SCALE A R LANDSCAPE I HARDSCAPE I T A * 6" MIN. 3.5" MIN. B 5% MIN. 2% MIN. C 2% MIN. 1% MIN. *OTHER VALUES MAY APPLY DEPENDING UPON ARCHITECTURAL DETAILS DETAIL TYPICAL SIDE YARD SWALE NOT TO SCALE A R " I I t EXISTING PAVEMENT TO REMAIN. PROTECT IN PLACE. 18" WIDE TRENCH v OA 8" WIDE TRAFFIC RATED FRAME AND GRATE WITH 3/8" SLOT OPENINGS, NDS TYPE 837 OR EQUIVALENT (PH. 800-726-1994). FORM AND POUR PERIMETER CONCRETE CURB 10" DEEP BY 6" WIDE. OC INSTALL #4 REBAR TOP AND BOTTOM (TYPICAL). DO INSTALL CRUSHED ROCK 3/4" DIA. OE INSTALL MIRAFI FABRIC TYPE 140 N OR EQUIVALENT AROUND GRAVEL OFILL REST OF TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF GRATE. CRUSHED ROCK TO BE 12" WIDE BY 16" DEEP CONCRETE DRIVEWAY 6 DETAIL INFILTRATION TRENCH I� C Ob. F 4b 25 25 20 15 10 5 0 - 0+00 - PROPOSED RETAININGE WALL PER SEPARATE PLAN & PERMIT STEPPING .5,TI7NEs N34 45' 7"W 69 87 i I T 1=1-- TOP -OF -- TOP -OF-- --FENCE ®- -:'1'2:30-TW -'- - —'- IMETER TO REMAIN DS 1 ?7. 9 9 7.99 -—� _ WALL ^ -.-. LO �4 ch IN ,.. 25 25 20 15 10 5 0 - 0+00 - PROPOSED RETAININGE WALL PER SEPARATE PLAN & PERMIT STEPPING .5,TI7NEs N34 45' 7"W 69 87 i I T 1P I� EXISTING WATER TOP -OF -- TOP -OF-- --FENCE ®- -:'1'2:30-TW -'- - —'- IMETER TO REMAIN DS 1 ?7. 9 9 7.99 -—� _ WALL ^ -.-. --SUB-- �4 ch _ o .I—i-EXIST._ BLDG. 1 PROPOSED RISER 1, Ac , G PROPOSED PAD ELEVATION T/SLAB -- EG i- i - - - - t EXISTING --- PROPOSED FINISHED SURFACE FG ------- - WALL - -71 - n,~ FlNISHGRADE*n ®FACE -W -' EXISTr GRADE TOP'OFF ®-BAS t_ GRADE-.BEAM,,TM�`'m.- k -- r 0 Mo i TOP OF GRATE - t7'7 7L. i t E ke' f t ,pt P �< L ye 2j * L •fit! , EY ��.P�f"�. TOP OF FENCE -q'- d F Ic�4 s.6s I STORY RESIT ENL /STONES STE�PPINIE 0+2I 5 PROFILE SCALE: 1/8" = 1'-0" 0+50 CON(: PROPOSED RETAININGE WALL PER SEPARATE PLAN & PERMIT STEPPING .5,TI7NEs N34 45' 7"W 69 87 i I T 1P I� EXISTING WATER T.zu S�p�00 -II 0�EXISTING WA— rrc�rVaLuk.,�`TO REMAIN RET ffiffib N 4� 2 ST❑F Y RESIDENCE -- -�_._ _ - -R/W 15 ' - - --t -- -_ 2- 10 10 : - - ----- - 5 r J -L , L__J - 15 10 5 GFF it D 0+58.56 Al I I -A L -L E -Y- - POSED-; - - - - - - GARAGE - - R_/W_ - DENCE- I 15 C .10 - - - - 1.0 --- --- J L -; 5 , B SECTION - SCALE: 1/8" = 1'-0" 14:10 T F 11.7.6_TW_'- 3:6 / �t7.99FS> B s I—i -; -�-- -LOT-14- - - — 14:05-T F — I T 1P I� EXISTING WATER RESIDENCE ®- -:'1'2:30-TW -'- - —'- IMETER TO REMAIN DS 1 ?7. 9 9 7.99 sic -.BLDG..:-- PROPOSED STORM DRAIN --SUB-- �4 ch _ o .I—i-EXIST._ BLDG. 1 PROPOSED RISER 1, Ac , G PROPOSED PAD ELEVATION T/SLAB Al I I -A L -L E -Y- - POSED-; - - - - - - GARAGE - - R_/W_ - DENCE- I 15 C .10 - - - - 1.0 --- --- J L -; 5 , B SECTION - SCALE: 1/8" = 1'-0" 14:10 T F 11.7.6_TW_'- -' ---LOT-1-5 PROPOSED -; -�-- -LOT-14- - - — 14:05-T F — . —5:26 TF ,-. PROPOSED CONTOUR RESIDENCE ®- -:'1'2:30-TW -'- - —'- EXIST i -- ._,- . lkp _ p _OJ�iG - "A—:6.67 T.F _�_ .. —;_ - _°` -.BLDG..:-- PROPOSED STORM DRAIN --SUB-- PROP. SUBDRAIN _ o .I—i-EXIST._ BLDG. 1 PROPOSED RISER PAD PROPOSED PAD ELEVATION T/SLAB -- EG i- i - - - - t EXISTING --- PROPOSED FINISHED SURFACE FG ------- - WALL - -71 - EXISTING GRADE 0 A SECTION - SCALE: 1/8" = 1'-0" E 15 0 _5 0 F LEGEND CIVIL ENGINEERING — 100 — EXISTING CONTOUR 100— PROPOSED CONTOUR 100.00 SPOT ELEVATION PROPOSED HARDSCAPE --FM-- PROP. FORCE MAIN ==4"== PROPOSED STORM DRAIN --SUB-- PROP. SUBDRAIN —� PROPOSED RISER PAD PROPOSED PAD ELEVATION T/SLAB PROPOSED TOP OF SLAB EG EXISTING GRADE FS PROPOSED FINISHED SURFACE FG PROPOSED FINISHED GROUND F.F. PROPOSED FINISHED FLOOR INV INVERT OF PIPE TG TOP OF GRATE P.L. PROPERTY LINE TW TOP OF WALL TF TOP OF FOOTING T/F TOP OF FENCE 0 8 16 SCALE:. 1/8"= 1'-0" n 11111 BENCHMARK NOTE: LEAD AND TAGE ELEV=8.74 EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY DIST ON THE SUBJECT PROPERTY. PRELIMINARY CONSTRUCTION NOTES CONSTRUCT CONCRETE DRIVEWAY. CONSTRUCT CONCRETE HARDSCAPE. 3o- INSTALL INFILTRATION TRENCH (LENGTH=24' MIN.) PER DETAIL HEREON. PRELIMINARY PLAN NOT FOR CONSTRUCTION PLANS PREPARED BY: T L ENGINEERING, INC. CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com QRpfESS/O,, � No. 59275 'nT9CIVIL TF OF CAL \E��� ADAM L. TOAL R.C.E. 59 75 DATE: PREPARED FOR: CHARISSE SPADA 10900 SW RIVERWOOD ROAD PORTLAND, OR 97219 TEL: (503) 860-4444 w 0 a 0 m m Z 0 w d Q ~ U Q F_ QUQ F_ U W H o- cn W Z W z w N � 9 V a C) E M N If Ld Elf N U F— O o J 0 a DATE: H. SCALE: N 12/19/2017 1" = 8' = SURVEY DATE: V. SCALE: Z 07/25/2017 N/A a DRN.: AN. DWG. -N0. IN q ! o CHD.: A.L.T. APPD.: A.L.T JOB NO. SHEET OF 17202 1 2 01 3 4 5 0 A LO THIS SHEET FOR EROSION CONTROL ONLY Q If i C� : FS 2 i STORY RESIDENCE (23.29) R[DGF C r, r; Erb' C - f 1 STURY RESIDENCE 0 �v CaNC. S?Ei'PNG c7DNn�-� PROPOSED �)SIDP wla�8 LOT 15 F.F.-_9.00' ;Z1 ➢IST RESIDENCE ��1h 7 TYP.(SE-10 GARAGE GFF 1 E t r Ikp �I i 5, ro p c Loq V L1 (7,99FS) 3 c`P L0 z ; GFf 7.9 RT %K' A" N I : 'I i �I i 0 0 8 16 SCALE: 1/8"= 1'-0" n V I I I E F F It, I:I EROSION CONTROL BMPs -r• t SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. Ld Li a PLACE AS SHOWN ON PLAN. y - V) G)� e SE -7 STREET SWEEPING AND VACUUMING ON OR OFF-SITE, ON A DAILY BASIS. TY6, SE STORM DRIAN INLET PROTECTION N e0 1' f 2. 1 THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. aFP, Ln WIND EROSION CONTROL ® V nk 2 i STORY RESIDENCE (23.29) R[DGF C r, r; Erb' C - f 1 STURY RESIDENCE 0 �v CaNC. S?Ei'PNG c7DNn�-� PROPOSED �)SIDP wla�8 LOT 15 F.F.-_9.00' ;Z1 ➢IST RESIDENCE ��1h 7 TYP.(SE-10 GARAGE GFF 1 E t r Ikp �I i 5, ro p c Loq V L1 (7,99FS) 3 c`P L0 z ; GFf 7.9 RT %K' A" N I : 'I i �I i 0 0 8 16 SCALE: 1/8"= 1'-0" n V I I I E F F It, I:I EROSION CONTROL BMPs EC -1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM PLACE AS SHOWN ON PLAN. V) STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND PROPERLY DISPOSED L D S OSED OF, SE -7 STREET SWEEPING AND VACUUMING ON OR OFF-SITE, ON A DAILY BASIS. SE -10 STORM DRIAN INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. WIND EROSION CONTROL WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE FROM 0 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. ANY DISTURBED AREAS DURING CONSTRUCTION. TRACKING CONTROL PROVIDE RUMBLE PLATES AT CONSTRUCTION SITE ENTRANCE IF VEHICLES WILL BE TC -1 STABILIZED CONSTRUCTION EXIT MOVING ON/OFF SITE. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY AND STORAGE IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL MARKED CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. CONTAINERS AND COVERED FROM RAIN AND WIND. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTIONS. w CONSTRUCTION ACTIVITIES. AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. WM-4 SPILL PREVENTION AND CONTROL EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND APPROPRIATE RESPONSES. WM-5 SOLID WASTE MANAGEMENT SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY. WM-8 CONCRETE WASTE MANAGEMENT AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT ON-SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED NS -6 ILLICIT CONNECTION / DISCHARGE MATERIALS ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL TAKE NO FURTHER ACTION UNTIL DIRECTED. NS -7 POTABLE WATER / IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS -10 VEHICLE AND EQUIPMENT FUELING ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. PLANS PREPARED BY: TOAL ENGINEERING, INC. ' 'cy CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.loalengineering.com QROFESSIO ,- �� L. Tp� No. 59275 r CIVIL �Q s9rf OF CA10f ADAM L. TOAL R.C.E. 59 e DATE: ° PREPARED FOR: CHARISSE SPADA 10900 SW RNERWOOD ROAD PORTLAND, OR 97219 TEL (503) 860-4444 IL L YEAR-ROUND BMP REQUIREMENTS 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL V) STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. z 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 0 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. N 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE - CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. > 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM w CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON-ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS R IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY :z UU BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR _ ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS F U REQUIREMENT. _ 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs U _j U pp AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM Z ® m X EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). Ld F- CL 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED ( 0 BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. Ld W w NOTE ® THE LOCATION AND TYPE OF EROSION AND ® N 0 SEDIMENT CONTROL MEASURES TO BE _ .1 USED WILL CHANGE DURING THE COURSE OF CONSTRUCTION. THE CONTRACTOR 0 N SHALL IMPLEMENT THE CONTROLS ft� m NECESSARY TO PREVENT NON-STORMWATER, SEDIMENT, AND Lu L N CONTAMINATED RUNOFF DISCHARGES FROM r - THE SITE AT ALL TIMES. H O J LEGEND XX -X BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK - DATE: DATE: H. SCALE: CONSTRUCTION, LATEST EDITION, 2017 1" - BY THE CALIFORNIA STORMWATER SURVEY DATE: V. SCALE: QUALITY ASSOCIATION. 07/25/2017 N/A ORN.: A.V. DWG. NO. GRAVEL BAGS SE -6 NOT FOR CONSTRUCTION �� APPD.: A.L.T JOB NO. SHEET OF 17202 1 2 1 2 G H 19 STREET SHALL REMAIN CLEAN ANI OF ANY DEBRIS DURING DEMOLITIC CONSTRUCTION OF THIS PROJECT EXISTING CURB AND GUTTER TO REMAIN Y_ PROVIDE CONSTRUCTION FENCES ALONG SIDE \ PROPERTY LINES DURING CONSTRUCTION TO PROTECT \ ADJACENT PROPERTIES FROM DEBRIS AND EROSION; PROVIDE TARPS/SAND BAGS AS REQUIRED TO RESTRICT DRAINAGE TO ADJACENT PROPERTIES EXISTING WALKWAY REMAIN N.E. CORNER FOR AT NEIGHBORING PROPERTY— ESTABLISHED GRADE EXISTING ADJACENT HOUSE N34045'27"W 69.87' EXISTING ADJACENT HOUSE \\\\\\\\\\\\\\\\ s S.E. CORNER FOR PROPERTY LINE sS" ESTABLISHED GRA ----- 1� 1 -TJ--------- - o EXISTING WALKWAY TO BE IREMOVED, TYPICAL I EXISTING 1,056 S.F. o 16 j 4 BEDROOM, 2 BATHROOM L6 SINGLE FAMILY RESIDENCE N TO BE DEMOLISHED (SHOWN DASHED) L I &I 97], \9,co T GENERAL NOTE: ALL DEBRIS SHALL BE WET � — — — AT THE TIME OF HANDLING z TO PREVENT DUST I 6 II I gyp, Q U d d FS W � H O � U � v m N . CORNER FOR w ESTABLISHED GRADE 6 T TO ,rS\, 630' S2Q, 4'-6" 4 1 '� EXISTING LOW WALL TO REMAIN PROVIDE CONSTRUCTION FENCES ALONG SIDE PROPERTY LINES DURING CONSTRUCTION TO PROTECT ADJACENT PROPERTIES FROM DEBRIS AND EROSION; PROVIDE TARPS/SAND BAGS AS REQUIRED TO RESTRICT DRAINAGE TO ADJACENT PROPERTIES N34045'1 7"W 69.89' ti EXISTING ADJACENT HOUSE PROPERTY LINE S.W. CORNER F( ESTABLISHED Gf GENERAL NOTE: RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 CALGREEN CODE established grade and overall height ESTABLISHED GRADES: NW CORNER 6.83' NE CORNER 8.65' SW CORNER 7.00' SE CORNER 7.02' AVERAGE: 6.83 + 8.65 + 7.00 + 7.02 = 29.50 29.50/4 = 7.38' ESTABLISHED AVERAGE GRADE 'PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' d1. site plan 1/4"=1'-0" spada residence 122 25th street newport beach, california 92663 EXISTING SEWER LINE TO BE CAPPED AT s TIME OF DEMOLITION; PROVIDE NEW CITY STANDARD SEWER CLEANOUT AS REQUIRED EXisnNG SEWER LATERAL PER STD -406-L; SEE SHEET P1.0 ALLEY SHALL REMAIN CLEAN AND CLEAR OF ANY DEBRIS DURING DEMOLITION AND CONSTRUCTION OF THIS PROJECT L6 N W G.i NIM >� 1�T � T Fs oLO R LO PROPERTY LINE \\\\I I I I EXISTING WATER METER AND SERVICE TO BE PROTECTED DURING CONSTRUCTION 99, wall legend EXISTING 1 STORY, SINGLE FAMILY RESIDENCE TO BE DEMOLISHED EXISTING ADJACENT STRUCTURE TO REMAIN 1 demolition plan D1.0 SCALE: 1/4" = 1'-0" 0 1' 2' 4' tl&'o /�orth 8, ref. north 15 december 2017 ©copyright 2017 job #1714 erric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse spada 10900 SW riverwood road portland, Oregon 97219 tel 503.860.4444 20 M go 5' 8 7'-4" 6'-8" — D. 0. — 9'-32" 69'-104" 16-112' Y 6'-112" 7'-9" 2'-3" 61.1 I I I I master DOWN 7 47 S.F.ROPENOSP, ED HCE closetMID— I � I I ��8x5 1 I I I UP 6 L.F. LINEN 1 I I I I 3 KING BED master master o bedroom bathroom 66"z32` TUB 6z1 17x7 I I I 78= yr LS') N A3.2 I 0 4'-6" project area analysis 1,747 s.f. lot area 1,138 s.f. buildable lot area 2 x 1,138=2,276 s.f. allowable project area analysis 614 s.f.1st floor (livable) 1,090 s.f. 2nd floor (livable) + 181 s.f. 3rd floor (livable) 1,885 s.f. total livable nnn _ a 4 _a al__.. open space provided 131 s.f. 1st floor (at entry) + 41 s.f. 2nd floor (at master) 172 s.f. (171 req'd) wall legend 20 FRAMING AT 16" ox. W/ R-13 BATT INSULATION THROUGHOUT; 5/8" GYP. BD. 2x6 FRAMING AT 16" o.c. W/ R-19 BATT INSULATION THROUGHOUT: 5/8" GYP. BD. 0 3 A3.1 0 CO < A1.0 3rd floor plan SCALE: 1/4" = 1'-0" a1.1 3rd floor + roof plans 1/4"=1'-0" spada residence 122 25th street newport beach, california 92663 * C-29374 N 3 20 l9 REN_ AL o �CF Q frG���rth 0 1' 2 4' 8, ref. north 15 december 2017 ©copyright 2017 job #1714 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse spada 10900 SW riverwood road portland, Oregon 97219 tel 503.860.4444 22 +29'-0" HEIGHT LIMIT (38.00')-1— +29.00' 3rd FLOOR F.F. +28.83' ROOF DECK-1— +10'-3" ECK 1 +10'-3" 2nd FLOOR (19.25')-1— +9'-0" 1st FLOOR CEILING -- i 1 IZ 1� kw i0 K d 7 1 I 1 I 1 1 I 1 I 1 +24'-0" HEIGHT LIMIT (33.00' +32.50' T.O. ROOF DECK GUA DRAIL +28.83' ROOF DECK +8'-6" 2nd FLOOR CEILING (+27.75') +10'-3" 2nd FLOOR (19.25') 2 south elevation (front) from alley A3.0 SCALE: 1/4" = 1'-0" +29'-0" HEIGHT LIMIT (38.f +34.00' TOP OF ROOF/GUARDF +30.50' ROOF DI +10'-3" 2nd FLOOR (19.; +9'-0" 1st FLOOR CEIL +9.00' established grade and overall height x.161 iI61:IA001ZI 16 NW CORNER 6.83' NE CORNER 8.65' SW CORNER 7.00' SE CORNER 7.02' AVERAGE: 6.83+8.65+7.00+7.02= 29.50 29.50/4 = 7.38' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR HEIGHT CERTIFICATION INSPECTION SHALL BE IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED REQUIRED FOR THIS PROJECT GRADE FOR PROJECT SHALL ALSO BE 9.00' +29'-0" HEIGHT LIMIT (38.f +34.00' TOP OF ROOF/GUARDF +30.50' UPPER ROOF DI +28.83' LOWER ROOF DI +10'-3" 2nd FLOOR (19.; +9'-0" 1st FLOOR CEIL +9.00' 11 3/4"' ROOF PEAK (37.98) 1 north elevation (front) from street A3.0 SCALE: 1/4" = 1'-0" 3 building section A3.0 SCALE: 1/4" = 1'-0" 11 3/4"' ROOF PEAK (37.98) exterior elevations 1/4"=1'-0" Spada residence 122 25th street newport beach, california 92663 4' 8' 15 december 2017 ©copyright 2017 job #1714 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse Spada 10900 SW riverwood road portland, Oregon 97219 tel 503.860.4444 2� ■ME IZ 1� kw i0 K d 7 1 I 1 I 1 1 I 1 I 1 +24'-0" HEIGHT LIMIT (33.00' +32.50' T.O. ROOF DECK GUA DRAIL +28.83' ROOF DECK +8'-6" 2nd FLOOR CEILING (+27.75') +10'-3" 2nd FLOOR (19.25') 2 south elevation (front) from alley A3.0 SCALE: 1/4" = 1'-0" +29'-0" HEIGHT LIMIT (38.f +34.00' TOP OF ROOF/GUARDF +30.50' ROOF DI +10'-3" 2nd FLOOR (19.; +9'-0" 1st FLOOR CEIL +9.00' established grade and overall height x.161 iI61:IA001ZI 16 NW CORNER 6.83' NE CORNER 8.65' SW CORNER 7.00' SE CORNER 7.02' AVERAGE: 6.83+8.65+7.00+7.02= 29.50 29.50/4 = 7.38' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR HEIGHT CERTIFICATION INSPECTION SHALL BE IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED REQUIRED FOR THIS PROJECT GRADE FOR PROJECT SHALL ALSO BE 9.00' +29'-0" HEIGHT LIMIT (38.f +34.00' TOP OF ROOF/GUARDF +30.50' UPPER ROOF DI +28.83' LOWER ROOF DI +10'-3" 2nd FLOOR (19.; +9'-0" 1st FLOOR CEIL +9.00' 11 3/4"' ROOF PEAK (37.98) 1 north elevation (front) from street A3.0 SCALE: 1/4" = 1'-0" 3 building section A3.0 SCALE: 1/4" = 1'-0" 11 3/4"' ROOF PEAK (37.98) exterior elevations 1/4"=1'-0" Spada residence 122 25th street newport beach, california 92663 4' 8' 15 december 2017 ©copyright 2017 job #1714 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse Spada 10900 SW riverwood road portland, Oregon 97219 tel 503.860.4444 2� established grade and overall height x.9/:1 i167:IAll toZIA0 NW CORNER 6.83' NE CORNER 8.65' SW CORNER 7.00' SE CORNER 7.02' AVERAGE: 6.83+8.65+7.00+7.02= 29.50 29.50/4 = 7.38' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR HEIGHT CERTIFICATION INSPECTION SHALL BE IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED REQUIRED FOR THIS PROJECT GRADE FOR PROJECT SHALL ALSO BE 9.00' +L +32.50' +8'-6" 2 +29'-0" HEIGHT LIMIT (38.00') – +34.00' TOP OF ROOF/GUARDRAIL -- +24'-0" HEIGHT LIMIT (33.00') – +30.50' ROOF DECK -- +29.00' 3rd FLOOR F.F. -- +10'-3" 2nd FLOOR (19.25') -- +9'-O" 10 FIOOR GETTING - --------------------– – – – – – – – – – – – - JI H Id al I1 12 -- ------------------1 --------- z6 -- -----------------1 1 I 1 m I N 1 � I _N_________________ 1._ 1 -- ----------------- ---------- 5 east elevation (side) A3.1 SCALE: 1/4" = 1'-0" �� �1 I16 west elevation (side) A3.1 SCALE: 1/4" = 1'-0" I ...... LL -1 EDID IEL 11 IL L-- 1 1 I 7 I 1 1 I 1 I 1 1 —+28'-11 3/4"' ROOF PEAK (37.98) ,+24'-0" HEIGHT LIMIT (33.00' +32.50' T.O. ROOF DECK GUARDRAIL +28.83' ROOF DECK +8'-6" 2nd FLOOR CEILING (+27.75') — +10'-3" 2nd FLOOR (19.25') 6 west elevation (side) A3.1 SCALE: 1/4" = 1'-0" exterior elevations 1/4"=1'-0" spada residence 122 25th street newport beach, california 92663 4' 8' 15 december 2017 ©copyright 2017 job #1714 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse spada 10900 SW riverwood road portland, Oregon 97219 tel 503.860.4444 24 (37.98) 7 north/south section A3.2 SCALE: 1/4" = 1'-0" o' A D iRAIL (+27.75') building sections 1/4"=1'-0" spada residence 122 25th street newport beach, california 92663 15 december 2017 ©copyright 2017 job #1714 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: charisse spada 10900 SW riverwood road portland, oregon 97219 tel 503.860.4444 25 30" SQ. x 24" CONC.PAD 30" SQ. x 24" CONC. PAD r-- L, f I I 9 FDI I I I I I I I I I I I I I I I I I I I I I I cg` J L L-- Foundation Plan SCALE: 1/4" = I'-0" FOUNDATION NOTES: ALL DIMENSIONS SHALL BE VERIFIED WITH THE ARCHITECTS DRAWINGS ANY DISCREPANCIES SHALL BE RESOLVED PRIOR TO COMMENCING OF WORK I. ALL EXTERIOR WALLS AND INTERIOR BEARING WALLS ARE TO BE SECURED WITH 5/8" DIAMETER BY 12" LONG ANCHOR BOLTS EMBEDDED AT LEAST 1" INTO CONCRETE (OR WITH MASA ANCHORS WHEN A.B.'s ARE NOT FEASIBLE) WITH A MAXIMUM SPACING OF 12" O.C, UND. THERE SHALL BE A MINIMUM OF TWO ANCHORS PER PIECE OF FOUNDATION PLATE WITH ONE BOLT LOCATED WITHIN 12" MAX. < 4-1/2" MIN. OF EA. END OF EA. PIECE. SHEAR WALL BOLTS SHALL HAVE A PROPERLY SIZED NUT AND A 3"x3"x229" WASHER THE WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDED BETWEEN THE NUT AND WASHER WASHER TO BE INSTALLED WITHIN 1/2" OF THE SHEATHED SIDE OF THE PLATE. A STANDARD CUT WASHER MAY BE USED AT NON -SHEAR WALL LOCATIONS. A 5/8" DIA. x 8" SIMPSON TITEN HD ANCHOR MAY BE USED AT MIS -PLACED OR MISSING CAST -IN-PLACE SILL PLATE ANCHOR BOLTS. 2. ALL INTERIOR NON -SHEAR NON-BEARING WALLS ARE TO BE SECURED WITH SHOT PINS INSTALLED PER MANUFACTURERS RECOMMENDATIONS, URO. STRUCTURAL ENGINEERS CALCULATIONS GOVERN IN ALL CASES. 3. INSTALL ALL SIMPSON (OR APPROVED EQUAL) FOUNDATION HARDWARE PER MANUFACTURERS FECOMMENDATIONS. DEEPEN FOOTING WHERE NECESSARY TO PROVIDE ANCHOR EMBEDMENT AT HOLDOWN LOCATIONS. 4. ALL WOOD BEARING ON CONCRETE OR MASONRY SHALL BE PRESSURE TREATED DOUG FIR OR REDWOOD WITH SODIUM BORATE (85X) OR DISODIUM OCTA50RATE TETRAHYDRATE (DOT). 5. ALL HOLDOWN ANCHORS 4 POST BASES SHALL BE TIED IN PLACE PRIOR TO FOUNDATION INSPECTION. 6. PROVIDE 04 BARS B 6"oa. E/W, 3" CLEAR FROM BOTTOM OF CONCRETE, AT ALL PAD FOOTINGS, UN.O. SOIL INFORMATION: I. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE AS RECOMMENDED WITHIN THE OWNER/DEVELOPER'S SOILS ENGINEERS REPORT. 2 HARDWARE LEGEND A1564 : 5/8" DIA. X 12" ANCHOR BOLTS AT 64" O.0 A856 : 5/8" DIA. X 12" ANCHOR BOLTS AT 56" OL A548 : 5/8" DIA X 12" ANCHOR BOLTS AT 48" O.0 A840 : 5/8" DIA. X 12" ANCHOR BOLTS AT 40" O.0 A832 : 5/8" DIA X 12" ANCHOR BOLTS AT 32" O.0 AB24 : 5/6" PIA, X 12" ANCHOR BOLTS AT 24" O.0 ABI& : 5/8" DIA. X 12" ANCHOR BOLTS AT 16" OL AB 8 : 5/8" DIA. X 12" ANCHOR BOLTS AT 6" O.0 AB 4 : 5/8" DIA, X 12" ANCHOR BOLTS AT 4" O.0 2AB : (2) 5/8"DIA X 12" ANCHOR BOLTS. 3A5 : (3) 5/8" DIAX 12" ANCHOR BOLTS. 2-"4 : PROVIDE A TOTAL OF 2 04 AT TOP AND 2 04 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOUIN ANCHOR 3-04 : PROVIDE A TOTAL OF 3 04 AT TOP AND 3 04 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOUIN ANCHOR 4-'4 : PROVIDE A TOTAL OF 4 04 AT TOP AND 4 04 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOUIN ANCHOR 5 -*4 : PROVIDE A TOTAL OF 5 04 AT TOP AND 5 04 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOUIN ANCHOR 14775 : lU SIMPSON HTT5 PER POST w/66T824. HDU5: lU SIMP50N HDU5-5DS2.5 PER POST w/56T824. HDU5: (1) 5IMP60N HDU5-5D62.5 PER POST w/6ST834. HDU11 : (1) SIMPSON HDUII-SD52.5 PER POST w/581x30. NOTE: SEE 4/FDI FOR SSTB/SB INSTALLATION co cc W Z Z W pS J g W LLL U T � } p3cWa w _ca ca 0 DATE: 11-07-17 SCALE: Co DRAWN: 11:0 C }. U S1 N >` .� W � MLO � m co N O cm Q co T VZ _ca ca 0 DATE: 11-07-17 SCALE: - DRAWN: RF JOB NO. G439 S1 2-05 T J 0 9 I GRADE BEAM �t N 04 m (SI 5 SEE DETAIL I FOR REPETITIVE INFORMATION • UN.O. EXTERIOR GARAGE FOOTING 4hno Tn SWR-FD2 SEE DETAIL I FOR REPETITIVE INFORMATION 7 8, 1/2" Expansion Joint, 11, Driveway Slab SLAB EDGE AT GARAGE DRIVEWAY SWR-FD2 TYP. FOOTING CORNER/INTERSECTION 40 WN o0j5. 1DjoQL (ArAC l I T I A CS C:I V I 'oa[ rteq IDeepen Footing As Required To Obtain Anchor Embedment and HOW 5/8" 3015 Ibs 19" 1" 95" 105" 4x4 H01.14/I401.15 5/8" 4400 The 19" 1" 95" 105" 4x4 HTTI6MTT4 5/8" 3610 Ibs 19" l" 95" 105" 4x4 HTT22/14TT5 5/8" 4165 Ibs I 1" 95" 105" 4x4 Concrete Cover HOUS 1/8" 6510 Ibs 32" 105" 16" 16.15" 4x4,(4x8=7807 iba) Holdown Anehore HDQS 1/8" 1630 Ibs 32" 105" 16" 16.15" 4x444x8=9230 Iba) Must Be Tied In HDUII I" 9535 Ibs 36" 12" 18" 16.15" 4v8,(4x8=10357 lbs) Place Prior To HDU14 1" 14121 The 36" 12" 18" 16.15" 4x8 Foundation •• ALL BOLTS A301 ® ®J (See Foundation Plans) Inspection. f'cminu 2,500 psi All values are ASD All Fr11T - - COLD JOINT I Ij I-3/4" ALL -THREAD 0 2 -POUR A.B. PER (NOT APPLICABLE CHART FOR P.T. FOUNDATION) �-4 N i m DOUBLE NUTS DOU x25"xl/4" A36 STEEL WASHER A 8 EXTERIOR HOLDOWN 0 mLU LU PLAN VIEW! (ALT. FOR izfsp�?ljzl iE T 03/23/09 I 1 2 3 3" TYPICAL EXTERIOR FOOTING FDN-00191 SEE DETAIL I FOR REPETITIVE INFORMATION DOWELS 24" o/c EE I/FDU TYPICAL INTERIOR FOOTING SEE DETAIL I FOR REPETITIVE INFORMATION (SEE 1/FDI) m ®24o/cv (SEE I/FDU HOUSE TO GARAGE FOOTING 13� COLD JOINT AT TWO -POUR CONDITION 6" O � T';0R 55 r 1 1 3" 159-501 .... - " "�� ' —SSTB OR 95 12" MIN. 12" MIN. SLAB EDGE GARAGE CURB SSTB/SB SELECTOR I. 5" Thick Conc. Slab w/ TWO POUR Le 04 Bars 6 12" O.G., E/W, UN.O. 5ST524 2. 15 M11, Stego Wrap Vapor Barrie 6 CD 1` Wall wa(if occurs) Membrane, Extended I I/2 g 9ST528 6ST534 into Foundation Wall, w/ 2" Sand 1 551x30 551x30 Above and Filter Fabric 4 4" Gravel 5elow. 2 3. (2) 05 T/5 Min.,Typical O m All Cont. Footings, UN.O co T 4. Re -compacted Soil w z i 5. DF.P.T. Plate w/ 5/8" Diaz x x m x 12" AB's o 12" O/C Min. 12" From all Corners 4 Splices U I w/ 1" Min. Embedment (UN.O.) ® ®J (See Foundation Plans) Cold Joint at 2 Pour Condition. 1. 3"x3"x229" Washer. Washer May vF N Se Slot Cut Provided a s Standard Gut Washer is 4 ®U ® Provided Between the Nut and Washer. Washer to be Installed Within y2" of the 04 DOWELS 624.0 Sheathed Side of the Plate. 18.. 15" 3 A Standard Cut Washer May 18"-3 STY 'UN.O. be Used at Non -Shear Locations. NOTE: SEE SOILS REPORT FOR ADDITIONAL 1 2 3 3" TYPICAL EXTERIOR FOOTING FDN-00191 SEE DETAIL I FOR REPETITIVE INFORMATION DOWELS 24" o/c EE I/FDU TYPICAL INTERIOR FOOTING SEE DETAIL I FOR REPETITIVE INFORMATION (SEE 1/FDI) m ®24o/cv (SEE I/FDU HOUSE TO GARAGE FOOTING 13� COLD JOINT AT TWO -POUR CONDITION 6" O � T';0R 55 r 1 1 3" 159-501 .... - " "�� ' —SSTB OR 95 12" MIN. 12" MIN. SLAB EDGE GARAGE CURB SSTB/SB SELECTOR HOLDOWN MODEL NO. MONO POUR TWO POUR Le HTT5/HDU5 5ST524 5ST524 21" (MONO) CD 1` 11"(2 -POUR) HOUS 9ST528 6ST534 25" HDUII 551x30 551x30 24" (MONO) 20'(2 -POUR) 4 SSTB/SB INSTALLATION Zcocc W Z WS J g W LL Iw- U T � } C UJI W �y S W Co cc C.5--6 U CD 1` cc IUD coN O co T z C/:) �i .a W DATE: 11-07-17 SCALE: - DRAWN: RF JOB NO. G439 FD1