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03_Wong Residence Coastal Development Permit_PA2017-229
CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Wong Residence (PA2017-229) Coastal Development Permit No. CD2017-098 SITE LOCATION: 1316 West Bay Avenue APPLICANT: John T. Morgan Jr - Architect OWNER: Douglas Wong PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 27, 2018 Agenda Item No. 3 • General Plan: RS -D (Two -Unit Residential) (Sample) • Zoning District : R-1 (Single -Unit Residential Detached) • Coastal Land Use Category: Single -Unit Residential Detached — (10.0-19.9 DU/AC) (RSD -C) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY A coastal development permit (CDP) for the demolition of an existing single-family dwelling and the construction of a new 4,311 -square -foot, three-story single-family dwelling, including a 475 -square -foot two -car garage. The project includes hardscape, drainage, and landscaping improvements, a cantelevered concrete deck and a reinforced bulkhead. The proposed development 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. CD2017-098 (Attachment No. ZA 1). 01/12/2018 1 Wong Residence Zoning Administrator, February 27, 2018 Page 2 DISCUSSION 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 Coastal Commission Appeal Area. • The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. UF.iMOM • The development fronts the Newport Bay and is protected by an existing cast -in- place concrete bulkhead with the top of the bulkhead at elevation 8.35 feet (NAVD88). A Bulkhead Conditions Report was prepared by PMA Consulting, Inc. June 29, 2017, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support the cantilevered deck, which includes a curb with a height of 10 feet NAVD88 and exceeds the City's Harbor Design Criteria standard of 9.82 feet NAVD88 (10.00 Tmplr 10/10/17 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front water 25 feet 25 feet Sides 3 feet 3 feet Second Frontage (W. Bay Avenue 5 feet 5 feet Allowable Floor Area 4,572 square feet 4,311 square feet Allowable 3rd Floor Area 343 square feet 339.5 square feet Open Space 344 square feet 345 square feet Parking 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof UF.iMOM • The development fronts the Newport Bay and is protected by an existing cast -in- place concrete bulkhead with the top of the bulkhead at elevation 8.35 feet (NAVD88). A Bulkhead Conditions Report was prepared by PMA Consulting, Inc. June 29, 2017, and concluded that the existing concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support the cantilevered deck, which includes a curb with a height of 10 feet NAVD88 and exceeds the City's Harbor Design Criteria standard of 9.82 feet NAVD88 (10.00 Tmplr 10/10/17 Wong Residence Zoning Administrator, February 27, 2018 Page 3 feet MLLW). The Bulkhead Conditions Report concluded that the reinforced bulkhead with the cantilevered deck and raised curb will protect the proposed development and adjacent development. • A Coastal Hazard Report and Sea Level Rise Analysis was prepared by PMA Consulting Inc., for the project. The report concludes that with the reinforced bulkhead, cantilevered deck and raised curb to 10 feet NAVD88, the project will not be adversely impacted by potential coastal hazards, including sea level rise over the next 75 years. The need for a new shoreline -protective device is not anticipated over the economic life of the proposed development. Furthermore, if the bulkhead is found to not adequately protect the development for the actual sea level rise over the next 75 to 100 years, the bulkhead assembly allows an increase in height without further seaward encroachment. The bay water elevation (currently maximum 7.20 feet NAVD88) is estimated to rise to 8.70 feet NAVD88 based on the minimum estimates for sea level rise provided by the National Research Council 2012 Sea Level Rise (SLR) estimates. Therefore, the new concrete curb at the cantilevered deck atop the bulkhead at a height of 10 feet NAVD88 is sufficient to protect the project site. • The proposed cantilevered concrete deck has been designed in compliance with patio deck standards of Municipal Code Section 21.30C.050.5. Specifically, the deck projects a maximum of five feet beyond the bulkhead, maintains minimum setbacks of five feet from the prolongations of the side property lines, and is located outside tidelands trust. However, the projection beyond the bulkhead falls under permit jurisdiction of the California Coastal Commission. Since the proposed deck includes an integrated raised curb needed to protect the development against future sea level rise, a condition of approval has been included in the Draft Resolution (Attachment No. ZA1) requiring the applicant to apply for and obtain approval of a coastal development permit from the California Coastal Commission prior to the issuance of a building permit. • The finish floor elevation of the proposed dwelling is 9.50 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. Flood shields (sand bags and other methods) can be deployed across the openings to protect prevent flooding to the structure. The Coastal Hazard Report concludes that the bay water elevation (currently 7.62 feet NAVD88) will not exceed the proposed finished floor elevation (9.50 NAVD88) beyond the year 2100 using the minimum estimates for sea level rise from the National Research Council 2012 SLR estimates. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Tmpl[: 10/10/17 Wong Residence Zoning Administrator, February 27, 2018 Page 4 property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. 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 applicant provided a Construction Pollution Prevention Plan (CPPP) pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code to implement temporary Best Management Practices (BMP's) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been reviewed and approved by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved CPPP. • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the bay front is available approximately 150 feet east of the site at the terminus of 13th Street and the Bay where there is a small public beach with access to the water. There is an additional vertical access to the bay front approximately 280 feet west of the site at Tmpl[: 10/10/17 .y. Wong Residence Zoning Administrator, February 27, 2018 Page 5 the terminus of 14th Street and the Bay where there is a small public beach with access to the water. • The closest Public Viewpoint is located near Veterans Memorial Park and Marina Park, approximately 800 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, setbacks, the project will not impact coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,311 -square - foot single-family residence. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Tmpl[: 10/10/17 1 Wong Residence Zoning Administrator, February 27, 2018 Page 6 Prepared by: Melinda Whelan Assistant Planner JM/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Pmplt: 10/10/17 Attachment No. ZA 1 Draft Resolution TmpIt: 10/10/17 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-098 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 1316 WEST BAY AVENUE (PA2017-229) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by John Morgan Architect on behalf of Douglas Wong, with respect to property located at 1316 West Bay Avenue, requesting approval of a coastal development permit. 2. The lot at 1316 West Bay Avenue is legally described as Lot 9 in Block 2 of Tract 626 in the City of Newport Beach of the County of Orange, California. 3. The applicant proposes a coastal development permit (CDP) for the demolition of an existing single-family dwelling and the construction of a new, 4,311 -square -foot, three- story single-family dwelling including a 475 -square -foot two -car garage. The project includes hardscape, drainage, and landscaping improvements, a cantilevered concrete deck and a reinforced bulkhead. The proposed development 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 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 Single Unit Residential Detached (RSD -C) and it is located within the Single - Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on February 27, 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 12-21-2017 Zoning Administrator Resolution No. ##1## Paqe 2 of 9 California Environmental Quality Act (CEQA) under Class 3, because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,311 -square - foot single-family residence including an attached 475 -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 4,572 square feet and the proposed floor area is 4,311 square feet. b. The proposed development provides the minimum required setbacks, which are 25 feet along the front property line abutting the water, 3 feet along each side property line and 5 feet along the second frontage on West Bay Avenue. The highest guardrail is no more than 24 feet from established grade 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 three -car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single-family and two-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 project site is protected by an existing cast -in-place concrete bulkhead with the top of the bulkhead elevation at 8.00 feet (NAVD88). A Bulkhead Conditions Report was prepared by PMA Consulting on October 25, 2017, and concluded that the existing 12-21-2017 9 Zoning Administrator Resolution No. ##1## Paqe 3 of 9 concrete bulkhead was in good condition. The existing bulkhead is proposed to be reinforced to support the cantilevered deck, which includes a curb with a height of 10 feet NAVD88 and exceeds the City's Harbor Design Criteria standard of 9.82 feet NAVD88 (10.00 feet MLLW). The Bulkhead Conditions Report concluded that the reinforced bulkhead with the cantilevered deck and raised curb will protect the proposed development and adjacent development. 4. The proposed cantilevered concrete deck has been designed in compliance with patio deck standards of Municipal Code Section 21.300.050.5. Specifically, the deck projects a maximum of feet beyond the bulkhead, maintains minimum setbacks of five feet from the prolongations of the side property lines, and is located outside tidelands trust. However, the projection beyond the bulkhead falls under permit jurisdiction of the California Coastal Commission. Since the proposed deck includes an integrated raised curb needed to protect the development against future sea level rise, a condition of approval has been included requiring the applicant to apply for and obtain approval of a coastal development permit from the California Coastal Commission prior to the issuance of a building permit. 5. A Coastal Hazard Report and Sea Level Rise Analysis was prepared by PMA Consulting, Inc. for the project. The report concludes that with the reinforced bulkhead, cantilevered deck and raised curb to 10 feet NAVD88, the project will not be adversely impacted by potential coastal hazards, including sea level rise over the next 75 years. The need for a new shoreline -protective device is not anticipated over the economic life of the proposed development. Furthermore, if the bulkhead is found to not adequately protect the development for the actual sea level rise over the next 75 to 100 years, the bulkhead assembly allows an increase in height without further seaward encroachment. The bay water elevation (currently maximum 7.20 feet NAVD88) is estimated to rise to 8.70 feet NAVD88 based on the minimum estimates for sea level rise provided by the National Research Council 2012 Sea Level Rise (SLR) estimates. Therefore, the new concrete curb at the cantilevered deck atop the bulkhead at a height of 10 feet NAVD88 is sufficient to protect the project site. 6. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 7. 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. 12-21-2017 10 Zoning Administrator Resolution No. #### Paqe 4 of 9 8. The applicant provided a Construction Pollution Prevention Plan (CPPP) pursuant to Section 21.35.030 of the Municipal Code, to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. A CPPP was reviewed and approved by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved CPPP. 9. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by Commercial Development Resources, dated October 20, 2017,has been reviewed and approved by the City's Engineer Geologist The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 10. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 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; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. Vertical access to the bay front is available approximately 150 feet east of the site at the terminus of 13th Street and the Bay where there is a small public beach with access to the water. There is an additional vertical access to the bay front approximately 280 feet west of the site at the terminus of 14th Street and the Bay where there is a small public beach with access to the water. 3. The closest Public Viewpoint is located near Veterans Memorial Park and Marina Park, approximately 800 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, setbacks, the project will not impact coastal views. SECTION 4. DECISION. 12-21-2017 ss Zoning Administrator Resolution No. ##1## Paqe 5 of 9 NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-098, 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 27TH DAY OF FEBRUARY, 2018 Patrick J. Alford, Zoning Administrator 12-21-2017 12 Zoning Administrator Resolution No. #k### Paqe 6 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions of approval are italicized) The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. Prior to the issuance of a building permit for the proposed cantilevered deck, the applicant shall apply for and obtain approval of a coastal development permit from the California Coastal Commission. 8. Prior to the issuance of a building permit for the proposed residence, the applicant shall apply for and obtain approval of a coastal development permit from the California Coastal 12-21-2017 i3 Zoning Administrator Resolution No. #### Paqe 7 of 9 Commission for the proposed cantilevered deck with integrated concrete, unless plans are redesigned to eliminate the cantilevered deck and incorporate a bulkhead cap at the existing bulkhead wall to the City's Harbor Design Criteria standard of 9.82 feet NAVD88 (10.00 feet MLLW). 9. Best Management Practices (BMP's) and Good Housekeeping Practices (GHP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 10. 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. 11. 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. 12. 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. 13. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 15. 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. 16. 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. 17. 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. 18. 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 12-21-2017 -14 Zoning Administrator Resolution No. ##1## Paqe 8 of 9 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. 19. Prior to issuance of a building permits, the approved CPPP and WQHP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP and any changes could require separate review and approval by the Building Division. 20. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 21. 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. 22. 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. 23. 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. 24. This Coastal Development Permit No. CD2017-098 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. 25. 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 Wong Residence including, but not limited to, Coastal Development Permit No. CD2017-098 (PA2017-229). 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 12-21-2017 1.5 Zoning Administrator Resolution No. #### Paqe 9 of 9 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 10 Attachment No. ZA 2 Vicinity Map 01/12/2018 27 VICINITY MAP Coastal Development Permit No. CD2017-098 PA2017-229 1316 West Bay Avenue 0,,,2,20,8 zg Attachment No. ZA 3 Project Plans ov12/2018 1J CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 www.newportbeachca.gov 1 (949) 644-3200 GENERAL GRADING SPECIFICATIONS GENERAL 1. All work shall conform to Chapter 15 of the Newport Beach Municipal Code (NBMC), the project soils report and special requirements of the permit. 2. Dust shall be controlled by watering and/or dust palliative. 3. Sanitary facilities shall be maintained on the site during the construction period. 4. Work hours are limited from 7:00 AM to 6:30 PM Monday through Friday; 8:00 AM to 6:00 PM Saturdays; and NO WORK ON SUNDAYS AND HOLIDAYS per section 10-28 of the NBMC. 5. Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NBMC. 6. The stamped set of approved plans shall be on the job site at all times. 7. Permittee and Contractor are responsible for locating and protecting utilities. 8. Approved shoring, drainage provisions and protective measures must be used to protect adjoining properties during the grading operation. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 9 Y 9 P 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in a "Stop Work" order. 13. All plastic drainage pipes shall consist of PVC or ABS plastic schedule 40 or SDR 35 or ADS 3000 with glued joints.. 14. No paint, plaster, cement, soil, mortar or other residue shall be allowed to enter streets, curbs, gutters or stone drains. All material and waste shall be removed from the site. EROSION CONTROL 1. Temporary erosion control plans are required from October 15 to May 15. 2. Erosion control devices shall be available on-site between October 15 and May 15. Forms\General Grading Specifications 04/19/13 1 3. Between October 15 and May 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day, whenever the daily rainfall probability exceeds 50 percent. 4. Temporary desilting basins, when required, shall be installed and maintained for the duration of the project. REQUIRED INSPECTIONS 1. A pre -grading meeting shall be scheduled 48 hours prior to start of grading with the following people present: owner, grading contractor, design civil engineer, soils engineer, geologist, City Building Inspector or their representatives. Required field inspections will be outlined at the meeting. 2. A pre -paving meeting shall be scheduled 48 hours prior to start of the sub -grade preparation for the paving with the following people present: owner, paving contractors, design civil engineer, soils engineer, City Building Inspector or their representatives. Required field inspections will be outlined at the meeting. GRADING FILLS/CUTS 1. Graded slopes shall be no steeper than 2 horizontal to 1 vertical. 2. Fill slopes shall be compacted to no less than 90 percent relative compaction out to the finished surface. 3. All fills shall be compacted throughout to a minimum of 90 percent relative compaction as determined by ASTM test method 1557, and approved by the soils engineer. Compaction tests shall be performed approximately every two feet in vertical height and of sufficient quantity to attest to the overall compaction effort applied to the fill areas. 4. Areas to receive fill shall be cleared of all vegetation and debris, scarified and approved by the soils engineer prior to placing of the fill. 5. Fills shall be keyed or benched into competent material. 6. All existing fills shall be approved by the soils engineer or removed before any additional fills are added. 7. Any existing irrigation lines and cisterns shall be removed or crushed in place and backfilled and approved by the soils engineer. 8. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. 10. ALL trench backfills shall be compacted throughout to a minimum of 90 percent relative compaction, and approved by the soils engineer. The Building Division may require coring of concrete flat work placed over untested backfills to facilitate testing. 11. The stockpiling of excess material shall be approved by the Building Division. 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by an engineering geologist to determine if any stability problem exists. Should excavation disclose any geological hazards or potential geological hazards, the engineering geologist shall recommend and submit necessary treatment to the Building Division for approval. Forms\General Grading Specifications 04/19113 2 14. Where support or buttressing of cut and natural slopes is determined to be necessary by the engineering geologist and soils engineer, the soils engineer will obtain approval of design, location and calculations from the Building Division prior to construction. 15. The engineering geologist and soils engineer shall inspect and test the construction of all buttress fills and attest to the stability of the slope and adjacent structures upon completion. 16. When cut pads are brought to near grade the engineering geologist shall determine if the bedrock is extensively fractured or faulted and will readily transmit water. If considered necessary by the engineering geologist and soils engineer, a compacted fill blanket will be placed. 17. The engineering geologist shall perform periodic inspections during grading. 18. Notification of Noncompliance: If, in the course of fulfilling their responsibility, the civil engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is not being done in conformance with the approved grading plans, the discrepancies shall be reported immediately in writing to the person in charge of the grading work and to the Building Inspector. Recommendations for corrective measures, if necessary, shall be submitted to the Building Department for approval. DOCUMENTATION 1. An as -built grading plan shall be prepared by the civil engineer including original ground surface elevations, as graded ground surface elevations, lot drainage patterns and locations, and elevations of all surface and subsurface drainage facilities. He/she shall provide written approval that the work was done in accordance with the final approved grading plan and state the number of yards of cut and/or fill moved during the operation. 2. A soils grading report prepared by the soils engineer, including locations and elevation of field density tests. Summaries of field and laboratory results and other substantiated data and comments on any changes made during grading and their effect on the recommendations made in the soils engineering investigation report. He shall provide written approval as to the adequacy of the site for the intended use and completion of work in accordance with the job specifications. 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site, including any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan. He/she shall provide written approval as to the adequacy of the site for the intended use as affected by geologic factors. SOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORM THE FOLLOWING... 1. VERIFY THE ASSUMED BEARING CAPACITY OF 1,500 PSF PER THE SOILS REPORT. 2. INSPECT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE. 3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 9096 RELATIVE COMPACTION. 4. INSPECT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE. 5. A FINAL REPORT OF COMPACTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL. 6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST. 7. THE GENERAL GONTRAGTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE -IN. 8. REFER TO THE "SR" SHEET FOR SOILS REPORT RECOMMENDATIONS. 9. A CAL -OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER THAN 5-0" and FOR SHORING OR UNDERPINNING. 10. GONTRACTOR SHALL NOTIFY THE ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK. 11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXGAVA71ON ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES. PUBLIC WORK5 NOTES 1. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE 517E IS DAMAGED, NEW GONGRETE SIDEWALK, CURB and GUTTER, and ALLEY/STREET PAVEMENT and OTHER IMPROVEMENTS WILL BE REQUIRED BY THE G17Y AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 - INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL and/or CLEAN OUT and BOX with LID WILL BE REQUIRED. 100516 of THE C057 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 APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMP[ROVEMENTS SHALL COMPLY with CITY COUNCIL POLICY L-6 and L-18. 3. GLEAN OUTS ARE REQUIRED AT INTERVALS OF 100 FEET IN STRAIGHT RUNS, IN BRANCHES EXCEEDING 10 FEET and WHERE THE SUM OF THE ANGLES EXCEEDS 135 DEGREES IN A GIVEN RUN PER GPC; 707 and 719. 4. THE SEWER CLEAN OUT LOGATED WITHIN THE PUBLIC RIGHT OF WAY SUBJECT TO TRAFFIC SHALL BE INSTALLED WITH A TRAFFIC GRADE BOX and GOVER. 5. THE EXISTING WATER METER LOCATED WITHIN THE PUBLIC RIGHT OF WAY AT THE DRIVEWAY SHALL BE VERIFIED TO HAVE A TRAFFIC GRADE BOX AND COVER. 6. THE DECORATIVE PAVERS WITHIN THE EXISTING UTILITY EASEMENT WILL REQUIRE AN ENCROACHMENT AGREEMENT WITH THE GITY. EXISTING N50H50R2 O LEVEREC SLAB EXTG FAGS _ _ of Bll'_KFF� ExIsnNG NE INSO PA 10 E 5TNGBLOCK Wa TOREMNN- UNCNGEC 1 s EXISTING NEGI+BORS PATO E BS INC BLOCK WALL TO REMNN UNCH OEO �EXISGOU TING- \EIG� A RTYARC� SHEET INDEX II A-1 SITE PLAN and INFORMATION II A-2 1ST and 2ND FLOOR PLAN A-3 3RD FLOOR PLAN A-4 SOUTH, NORTH and WEST ELEVATIONS A-5 EAST ELEVATION and SECTION A II A-6 ROOF PLAN T-1 TOPOGRAPHIC SURVEY 5F1 15T and 2ND FLOOR SQUARE FOOTAGE CALCULATIONS NV330 5F2 3RD FLOOR SQUARE FOOTAGE CALCULATIONS II II II II II II II II CONSULTANTS II SURVEYOR - RD" LAND SURVEYING �II 23016 LAKE FOREST DRIVE. #409 E T,NG LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX EMAIL - RDMSURVEYING@COX.NET 6 II NEW 5-0" CONCRETE Ex� REVISIONS MUM MUM � No. C 2256X/ � Expires z a O O C) z N �l JVf1LL Y4 DRAWN CHECKED DATE JOB NO. SHEET /6v-2 N L(i N � ON r � O Q � � � Q � m � co �cozQ MUM MUM � No. C 2256X/ � Expires z a O O C) z N �l JVf1LL Y4 DRAWN CHECKED DATE JOB NO. SHEET /6v-2 �jw L �I L 3RD FLOOR PLAN A 2ND FLOOR OUTLINE — LINE 2ND FLOOR OUTLINE — PROPERTY LINE 109.92' m — _ SETBAGK LINE SETBACK LINE SETBACK LINE PROPERTY LINE 109.92' NO GYP. BOARD / r ALLOWED IN THE ATTIC / / / m O / FGA l9 // / / / / MECHANIGAL AREA FOR FORCED AIR UINIT FG ` FGA NO GYP. BOARD 1c, /\\<-- THE IN > THE ATTIC ` kf, SETBACK LINE LINE O 2ND FLOOR OUTLINE — 2ND FLOOR OUTLINE 1-1 I w z H [2ND O FLOOR OO DEGK 5'-0" LINE LINE 0 4 NORTH ARROW REVISIONS - - [o -. i.20p75%ToM B:77 ---- cv ---OTIEZ EAP-------;— --- R -E - - - - - - - - - --------- � O N IGE Tt�---------- .II .:,:III •,. I I o0 Q III TI M 6 E� 111 ROOF DECK 6 a ill BILLIARD co I `i I V mom' � Jul C co d SETBACK LINE SETBACK LINE PROPERTY LINE 109.92' NO GYP. BOARD / r ALLOWED IN THE ATTIC / / / m O / FGA l9 // / / / / MECHANIGAL AREA FOR FORCED AIR UINIT FG ` FGA NO GYP. BOARD 1c, /\\<-- THE IN > THE ATTIC ` kf, SETBACK LINE LINE O 2ND FLOOR OUTLINE — 2ND FLOOR OUTLINE 1-1 I w z H [2ND O FLOOR OO DEGK 5'-0" LINE LINE 0 4 NORTH ARROW REVISIONS - - [o -. i.20p75%ToM B:77 ---- cv ---OTIEZ EAP-------;— --- R -E - - - - - - - - - --------- � O N Tt�---------- .II .:,:III •,. Q III TI U 6 E� co O v � Jul C co d \`e•O PI4GH BREAK PITC B2EAK L N�// II Z L RI - g .'. I� - -- + // / ISI SETBACK LINE SETBACK LINE PROPERTY LINE 109.92' NO GYP. BOARD / r ALLOWED IN THE ATTIC / / / m O / FGA l9 // / / / / MECHANIGAL AREA FOR FORCED AIR UINIT FG ` FGA NO GYP. BOARD 1c, /\\<-- THE IN > THE ATTIC ` kf, SETBACK LINE LINE O 2ND FLOOR OUTLINE — 2ND FLOOR OUTLINE 1-1 I w z H [2ND O FLOOR OO DEGK 5'-0" LINE LINE 0 4 NORTH ARROW REVISIONS MUM MUM � No. C 2256X/ � Expires \ OF/CAL��j JVf1LL y4 DRAWN CHECKED DATE JOB NO. SHEET Aww=3 N L(i cv � O N Q U 6 E� co O v � CA C co d co L � Z L MUM MUM � No. C 2256X/ � Expires \ OF/CAL��j JVf1LL y4 DRAWN CHECKED DATE JOB NO. SHEET Aww=3 HEIGHT GE1z7IFIGA7I0N fzEQUI1zED ALLOW 4" FOR FLAT ROOF AREA ABOVE ROOF MATERIAL ELEVATOR SHAFT < 30 S.F. INSTALLATION SEE ROOF PLAN • Illalllllllllllll�llllllllll Illltlllllllllllllallllll � • • IBII' Imll �mill 11111 IBM u I 1 �.mmnlnnnmu... llnnnnnllnnil 1 1-1 .._ _ ..minmm�nnnnnmmnnmmnno..-- • � � _..iiin� oIi imniinnin i�iioninilniionininiioiuni�niu..._ • � e , WINDOW iiininiFilil •Po -RD Ills llllllllll •2�I�eI'Jnlmoiiq�mT�llym�I�niCI��l��!51nlimmmlliml nn�I11mI11nNI11m1111I1 I11mI11md11mlllmlllmllimlllni.nnnnnnwunm�nmm�n�nni�nm�nnunnmu D ..nlmlllmlllmlllip�lllmlll�,I�mmnm�lmnnnn�lllmllln�lll�l�lllnmmn>inmmmmmmmnm�mmmn�lllmlll�ll�..:_ � GARAGE DOOR 1TOP of WALL I IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII •, ,' � I II II � ATE �� �i��IIIIIIIIIIIIIIIIIIIIIIII/�IIIIIIIIIIIIIII���- •P . III��IIIII = ��� ��������� ��������� ���r����� ��������� =rte 111111 •• of CURB SIDE 1 PROPERTY LINE EX70 TOP of BULI<HEAD 8.35 NEW WROUGHT IRON GUARDRAIL AT NEW CANTILEVERED DECK 12.56 ELEVATION BAY FRONT PROPERTY LINE EXISTING SAND 42" WIDE WOOD GATE SOUTH ELEVATION '1 CANT. EXISTING BULKHEAD— SECTIONAL GARAGE DOOR 1 ALLOW 4" FOR ROOF MATERIAL INSTALLATION 29'-0" MAXIMUM FINISHED ROOF HEIGHT ABOVE ESTABLISHED GRADE ELEVATION of 38.06 TEMP. WROUGHT IRON GUARD TOP of GUARD Z TYP. SLOPING— ROOF MATERIAL MWrl1rJWIN1-� 2ND F.F. PLATE=- BAY LATE ��S 15T F.F. 9.50 10'-73/e" 25-1" MINIMUM TO NEW FACE of STUD SIDE PROPERTY A�c CO LINE �J 3RD F.F._,,,a TOP PLATE DOOR and WINDOW HGTS TYP. SLOPING H ROOF MATERIAL 2ND F.F. TOP PLATE ALLOW 4' FOR ROOF MATERIAL INSTALLATION ---/ RADIU55ED ROOF BEYOND 1111_�Il�lllmlllg_ • � DOOR HOTS N R SLOPING r N r a ! O TYP. SLOPING ROOFOOF BEYOND ROOF MATERIAL ROOF -G , ROOF MATERIAL---- ) TO , \ TO 29'-0" MAXIMIUI" FINISHED ROOF HEIGHT TO , 76 29'-0" MAXIMUM FINISHED ROOF HEIGHT ABOVE ESTABLISHED GRADE ELEVATION TO — — — — — — — — — — — D AE ESTABLISHEGRADE ELEVATION BOV of 38.06 — — — — — — — of 38.06 TYPICAL G \ TYP. SLOPING -� TOP of GUARD • Illalllllllllllll�llllllllll Illltlllllllllllllallllll � • • IBII' Imll �mill 11111 IBM u I 1 �.mmnlnnnmu... llnnnnnllnnil 1 1-1 .._ _ ..minmm�nnnnnmmnnmmnno..-- • � � _..iiin� oIi imniinnin i�iioninilniionininiioiuni�niu..._ • � e , WINDOW iiininiFilil •Po -RD Ills llllllllll •2�I�eI'Jnlmoiiq�mT�llym�I�niCI��l��!51nlimmmlliml nn�I11mI11nNI11m1111I1 I11mI11md11mlllmlllmllimlllni.nnnnnnwunm�nmm�n�nni�nm�nnunnmu D ..nlmlllmlllmlllip�lllmlll�,I�mmnm�lmnnnn�lllmllln�lll�l�lllnmmn>inmmmmmmmnm�mmmn�lllmlll�ll�..:_ � GARAGE DOOR 1TOP of WALL I IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII •, ,' � I II II � ATE �� �i��IIIIIIIIIIIIIIIIIIIIIIII/�IIIIIIIIIIIIIII���- •P . III��IIIII = ��� ��������� ��������� ���r����� ��������� =rte 111111 •• of CURB SIDE 1 PROPERTY LINE EX70 TOP of BULI<HEAD 8.35 NEW WROUGHT IRON GUARDRAIL AT NEW CANTILEVERED DECK 12.56 ELEVATION BAY FRONT PROPERTY LINE EXISTING SAND 42" WIDE WOOD GATE SOUTH ELEVATION '1 CANT. EXISTING BULKHEAD— SECTIONAL GARAGE DOOR 1 ALLOW 4" FOR ROOF MATERIAL INSTALLATION 29'-0" MAXIMUM FINISHED ROOF HEIGHT ABOVE ESTABLISHED GRADE ELEVATION of 38.06 TEMP. WROUGHT IRON GUARD TOP of GUARD Z TYP. SLOPING— ROOF MATERIAL MWrl1rJWIN1-� 2ND F.F. PLATE=- BAY LATE ��S 15T F.F. 9.50 10'-73/e" 25-1" MINIMUM TO NEW FACE of STUD SIDE PROPERTY A�c CO LINE �J 3RD F.F._,,,a TOP PLATE DOOR and WINDOW HGTS TYP. SLOPING H ROOF MATERIAL 2ND F.F. TOP PLATE ALLOW 4' FOR ROOF MATERIAL INSTALLATION ---/ RADIU55ED ROOF BEYOND 1111_�Il�lllmlllg_ • � TYP. SLOPING ROOF MATERIAL �tj — — — L— -- — — — — OPEN/COVERED DECK AREA I I I � I I I STONE VENEER WAINSCOT DASHED LINE INDICATES ESTABLISHED GRADE ELEVATION of 9.06 [L=A WEST ELEVATION FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 8 GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 RADIUSSED ROOF AREA --v FLAT ROOF AREA ABOVE - ELEVATOR SHAFT < 30 S.F. SEE ROOF PLAN T� i/ i i r -J ` / r—J \ rJ \ rJ i r ` EGRESS - J WINDOW' r—J r --_j —J AG CONDENSER MEGH WELL, SEE ROOF PLAN 20-0" MAXIMUM FINISHED ROOF HEIGHT ABOVE ESTABLISHED GRADE ELEVATION — -------- --- of 38.06 TYP. SLOPING ROOF MATERIAL STONE VENEER WAINSCOT FLASHING NOTES ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED TRIM NOTE5 ANY ROOF OVERHANGS PARALLEL TO WEST OR EAST PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. TOP PLATE DOOR H07 TYPICAL STUCCO � GUARD p a r 2ND F.F. TE HEIGHT GEIZTIFIGATION IZEQUI1zED En TG TG TOP of GATE FACE of EXISTING TYPICAL I I STUCCOI I CURB AT STREET 11 �, I TOP of CURB (8.30 FS) STONE VENEER—/5'-1"0 7-0" WAINSCOT SETBAGK RIGHT of WAY STREET FRONT DASHED LINE INDICATES PROPERTY LINE > ESTABLISHED GRADE ELEVATION of 0.06 57UGGO NOTE VENEER NOTE CONTRACTOR SHALL UTILIZE AN AGRYLIG STUCCO APPLIGATION ALL STONE VENEER SHALL BE A "MORIAH" 5UN5E7 LEDGE STONE APPLIED PER for THIS PROJECT. PER ARGH17EG7URAL DETAILS ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D" DOOR and WINDOW N 0 T ES PAPER OR "TYVEK" MEMBRANE OVER ALL WOOD BASED SHEATHING PER ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6" WIDE STRIP OF "BT" GBG 2510.6 per G.R.G. R703.6.3, G.B.G. 2510.6 MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ALL STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH RADIUSSED ON ALL SIDES. CORNERS. ADDRESS NOTE WEEP SCREED FOR STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE of 4 INCHES ABOVE THE EARTH OR.2 INCHES ABOVE PAVED AREAS G.R.G. 8703.6.2.1 PER N.B.I`-.G. SECTION REVISIONS DOOR HOTS N DOOR HOTS U r N r a ! O v m CA � CCID : } O Z CA O � a -G , TO , \ TO TO , 76 TO , TO TO , \ TO TYPICAL STUCCO \ TYPICAL f 5TUGG0 l9 \ 1S7 F.F. I I 1ST F.F. DASHED LINE INDICATES ESTABLISHED GRADE ELEVATION of 9.06 Q 3'-1° FOLDING DOOR FOLDING DOOR �� 3'-1" DASHED LINE INDICATES MIN. TO SYSTEM SYSTEM MIN. TO ESTABLISHED GRADE SIDE STUD STUD ELEVATION of 9.06 PROPERTY STONE VENEER LINE WAINSCOT SIDE PROPERTY LINE NORTH ELEVATION TYP. SLOPING ROOF MATERIAL �tj — — — L— -- — — — — OPEN/COVERED DECK AREA I I I � I I I STONE VENEER WAINSCOT DASHED LINE INDICATES ESTABLISHED GRADE ELEVATION of 9.06 [L=A WEST ELEVATION FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 8 GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 RADIUSSED ROOF AREA --v FLAT ROOF AREA ABOVE - ELEVATOR SHAFT < 30 S.F. SEE ROOF PLAN T� i/ i i r -J ` / r—J \ rJ \ rJ i r ` EGRESS - J WINDOW' r—J r --_j —J AG CONDENSER MEGH WELL, SEE ROOF PLAN 20-0" MAXIMUM FINISHED ROOF HEIGHT ABOVE ESTABLISHED GRADE ELEVATION — -------- --- of 38.06 TYP. SLOPING ROOF MATERIAL STONE VENEER WAINSCOT FLASHING NOTES ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED TRIM NOTE5 ANY ROOF OVERHANGS PARALLEL TO WEST OR EAST PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. TOP PLATE DOOR H07 TYPICAL STUCCO � GUARD p a r 2ND F.F. TE HEIGHT GEIZTIFIGATION IZEQUI1zED En TG TG TOP of GATE FACE of EXISTING TYPICAL I I STUCCOI I CURB AT STREET 11 �, I TOP of CURB (8.30 FS) STONE VENEER—/5'-1"0 7-0" WAINSCOT SETBAGK RIGHT of WAY STREET FRONT DASHED LINE INDICATES PROPERTY LINE > ESTABLISHED GRADE ELEVATION of 0.06 57UGGO NOTE VENEER NOTE CONTRACTOR SHALL UTILIZE AN AGRYLIG STUCCO APPLIGATION ALL STONE VENEER SHALL BE A "MORIAH" 5UN5E7 LEDGE STONE APPLIED PER for THIS PROJECT. PER ARGH17EG7URAL DETAILS ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D" DOOR and WINDOW N 0 T ES PAPER OR "TYVEK" MEMBRANE OVER ALL WOOD BASED SHEATHING PER ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6" WIDE STRIP OF "BT" GBG 2510.6 per G.R.G. R703.6.3, G.B.G. 2510.6 MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ALL STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH RADIUSSED ON ALL SIDES. CORNERS. ADDRESS NOTE WEEP SCREED FOR STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE of 4 INCHES ABOVE THE EARTH OR.2 INCHES ABOVE PAVED AREAS G.R.G. 8703.6.2.1 PER N.B.I`-.G. SECTION REVISIONS Ag No. C 22 6 'A Expires \ OF/CAL�`�/ DRAWN CHECKED DATE JOB NO. SHEET Awww4 ul N ° U r N r a ! O v m CA � CCID : } O Z CA O � a Ag No. C 22 6 'A Expires \ OF/CAL�`�/ DRAWN CHECKED DATE JOB NO. SHEET Awww4 HEIGHT GE1z7IFIGA7ION fzEQUI1zED FACE of EXISTING CURB AT STREET STREET FRONT PROPERTY LINE ALLOW 4' FOR ROOF MATERIAL INSTALLATION SKYLIGHT 24" SQ. ATTIC TYP. SLOPING WALL VENT ROOF MATERIAL 20-C)" MAXIMUM FINISHED ROOF HEIGHT ABOVE ESTABLISHED GRADE ELEVATION — — — — — — — — — — — — — — — — — — — — — — — — of 38.06 WINDOW HOT I 2ND F.F. PLATE TYPICAL STUCCO GATE 1ST F.F. 9.50 HO -75 i "EGRESSLu IE -Ell ` wlNDow O TYPICAL ` r �- 5TU000 EAST ELEVATION DASHED LINE INDICATES ESTABLISHED GRADE ELEVATION of 9.06 FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS, of GROUP R-3 �t GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL 15 GLO5ER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 ALLOW 4" FOR ROOF MATERIAL INSTALLATION 29-0" MAXIMUM FINISHED ROOF HEIGHT ABOVE ESTABLISHED GRADE ELEVATION of 38.06 TEMP. WROUGHT - �IRONGUARD ----- TOP of GUARD ,I i 1=1 i i TYPICAL STUCCO. � TYPICAL STUCCO - 1STF�F. 9.50. STONE VENEER WANSCOT _ DASHED LINE INDICATES I ESTABLISHED GRADE ELEVATION of 9.06 TOP PLATE WINDOW HGT TYPIGAL STUCCO 2ND F.F. TOP PL WINDOW HOT 9.50 VENEER NOTE ALL STONE VENEER SHALL BE A "MORIAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILS DOOR and WINDOW NOT ES ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 0" WIDE STRIP OF "BT" MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ON ALL SIDES. ADDRESS NOTE THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE PER N.B.M.G. SECTION STUCCO NOTE GONTRAC7OR SHALL UTILIZE AN AGRYLIO STUCCO APPLICATION for THIS PROJECT. ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D" PAPER OR "TYVEK" MEMBRANE OVER ALL WOOD BASED SHEATHING PER GBG 2510.6 per G.R.G. 8703.6.3, G.B.G. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH RADIUSSED CORNERS. EG�EE� F R-5TUGGO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS G.R.C. 8703.6.2" 6 25'-1" MIN. TO NEW FACE of STUD FLASHING NOTES ALL ROOF and/or WINDOW, DOOR, DECK, ETG. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED TRIM NOTES ANY ROOF OVERHANGS PARALLEL TO WEST OR EAST PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. ROOF SHEATHING ALLOW 4" ABOVE RIDGE ROOF SHEATHING RAFTERS 2 x 10 RAFTER JOISTS ROOF SHEATHING SHEATHING for ROOF 29-0" ROOF HGT LIMIT 2 x 6 RAFTERS NSULATION TTEN 2 x 6 RAFTERS MATERAL ABOVE ESTABLISHED GRADE 38.06 ELEVATION - - - TOP PLATE DOOR HOT Z STEEL TUBE ROOF SHEATHING 2 x 10 RAFTER— JOISTS TOP PLATE TYP. r WINDOW 0 2 x 6 STUDS ( with R-19 BATTEN INSUL: 'OP PLATE GARAGE DOOR HGT ABOVE FS BELOW SECTIONAL GARAGE - O DOOR ATTIC TYP. COVERED O 7_1 P.FLOOR Ys BATH DOOR BILLIARD ROOM TYP. DECK w OPEN DECK N SHEATHING TYP. 14" TRUSS JOISTS a a l9� TOP PLATE II II � TIP. Trp. TYR DOOR DOO OO II BATH #4 BEDROOM #4 I I TYp, FLOOR SHEATHING 11 Ll II II 2ND FF -- ------------------------------- WIND. HGT l9 2 GAR GARAGE ONE LAYER of 5/8' TYPE "X" GYP. BOARD r AT WALLS and CEILING of GARAGE TOP of CURB \-5" CONCRETE J SLAB 5-1" TBAGK TYPICAL FOOTING SEOTION A TYPICAL - FOOTING DOOR a) FACE of EXISTING r0 CURB AT STREET a MASTER BEDROOM TYP. FLOOR SHEATHING TYP. 14" TRUSS JOISTS Q TOP of CURB ESTABLISHED GRADE _ ELEVATION of 9.06 (8.45 F3), F �— 6 r U1 � O L RIGHT of WAY STREET FRONT KITCHEN PROPERTY LINE ATTIC TYP. COVERED O 7_1 P.FLOOR Ys BATH DOOR BILLIARD ROOM TYP. DECK w OPEN DECK N SHEATHING TYP. 14" TRUSS JOISTS a a l9� TOP PLATE II II � TIP. Trp. TYR DOOR DOO OO II BATH #4 BEDROOM #4 I I TYp, FLOOR SHEATHING 11 Ll II II 2ND FF -- ------------------------------- WIND. HGT l9 2 GAR GARAGE ONE LAYER of 5/8' TYPE "X" GYP. BOARD r AT WALLS and CEILING of GARAGE TOP of CURB \-5" CONCRETE J SLAB 5-1" TBAGK TYPICAL FOOTING SEOTION A TYPICAL - FOOTING TT TOP P TE 2 x 6 STUDS 1 3/4 x 13" M=L [DEGK JOISTS TP. 2 x 4 TUDS T P. AT 16" O.C. TOP TAPERED AT with R-19 D Rs DOOR with R-13 DOOR % " PER FOOT TO DRAIN//FF INSULATION INSU TION BATH #2 MASTER BEDROOM #2 WALK IN P 14 CLOSET U S OIS 2ND FF 2 x 6 STUDS TYP TYP. with R-19 DOOR COOK INSULATION SERVIGE POWDER PANTRY 2 4 STUD wit R-13 IN ILLATION 5" CONCRETE SLAB TYPICAL - FOOTING DOOR MIASTER BATHROOM r0 a MASTER BEDROOM TYP. FLOOR SHEATHING TYP. 14" TRUSS JOISTS Q N Z P. POCKET DOOR F �— 6 r � O KITCHEN p U STEEL BEAM PER FRAMING STEEL BEAM ENTRY PER FRAMING DOOR BEYONDniniini� o W�CA a TT TOP P TE 2 x 6 STUDS 1 3/4 x 13" M=L [DEGK JOISTS TP. 2 x 4 TUDS T P. AT 16" O.C. TOP TAPERED AT with R-19 D Rs DOOR with R-13 DOOR % " PER FOOT TO DRAIN//FF INSULATION INSU TION BATH #2 MASTER BEDROOM #2 WALK IN P 14 CLOSET U S OIS 2ND FF 2 x 6 STUDS TYP TYP. with R-19 DOOR COOK INSULATION SERVIGE POWDER PANTRY 2 4 STUD wit R-13 IN ILLATION 5" CONCRETE SLAB TYPICAL - FOOTING 29'-O" ROOF HGT LIMIT ABOVE E57ABL15HED_GRADE 38.06 ELEVATION TOP of GUARD MIN HGT ABOVE DECK FS l9 irl 3RD FF TOP PLATE WINDOW HGT c in TYP. WINDOW O h 2 x 6 STUDS with R-19 BATTEN INSUL. 2ND FF TOP PLATE , 1ST FF 11' 5" CONCRETE SLAB 25-1" MINIMUM TO NEW FACE of STUD \A F TYPICAL FOOTING 71 NEW GRADE BEAM - J NEW CAISSON BULKHEAD 1 �S CANT. EXISTING BULKHEAD EXISTING BULKHEAD FOOTING TO REMAIN UNGHANGED +42 HIGH LIMIT ABOVE ESTABLISHED GRADE EXTG TOP of BULkHEAD 8.35 NEW WROUGHT IRON GUARDRAIL AT NEW GANTILEVERED DECK 12.56 ELEVATION NEW TOP of CURB AT 10.00 MLLW ELEVATION BAY FRONT PROPERTY LINE EXISTING SAND NEW WROUGHT IRON GUARDRAIL AT NEW GANTILEVERED DECK 12.56 ELEVATION BAY FRONT PROPERTY LINE EXISTING SAND REVISIONS MIASTER BATHROOM a MASTER BEDROOM TYP. FLOOR SHEATHING TYP. 14" TRUSS JOISTS Q N P. POCKET DOOR 6 r � KITCHEN p E<a STEEL BEAM PER FRAMING STEEL BEAM ENTRY PER FRAMING DOOR BEYONDniniini� o W�CA a 29'-O" ROOF HGT LIMIT ABOVE E57ABL15HED_GRADE 38.06 ELEVATION TOP of GUARD MIN HGT ABOVE DECK FS l9 irl 3RD FF TOP PLATE WINDOW HGT c in TYP. WINDOW O h 2 x 6 STUDS with R-19 BATTEN INSUL. 2ND FF TOP PLATE , 1ST FF 11' 5" CONCRETE SLAB 25-1" MINIMUM TO NEW FACE of STUD \A F TYPICAL FOOTING 71 NEW GRADE BEAM - J NEW CAISSON BULKHEAD 1 �S CANT. EXISTING BULKHEAD EXISTING BULKHEAD FOOTING TO REMAIN UNGHANGED +42 HIGH LIMIT ABOVE ESTABLISHED GRADE EXTG TOP of BULkHEAD 8.35 NEW WROUGHT IRON GUARDRAIL AT NEW GANTILEVERED DECK 12.56 ELEVATION NEW TOP of CURB AT 10.00 MLLW ELEVATION BAY FRONT PROPERTY LINE EXISTING SAND NEW WROUGHT IRON GUARDRAIL AT NEW GANTILEVERED DECK 12.56 ELEVATION BAY FRONT PROPERTY LINE EXISTING SAND REVISIONS O r' U U U QL) m 3t O Z / No. C 22 6 -A Expires 1/31/19 4 - DRAM CHECKED DATE JOB NO. SHEET A-5 N � Q N 6 r � E<a W�CA a O N } N m :3 6 � 4- co Q Z a O r' U U U QL) m 3t O Z / No. C 22 6 -A Expires 1/31/19 4 - DRAM CHECKED DATE JOB NO. SHEET A-5 r� TYPICAL NEW SLOPING ROG MATERIAL 0 SETBAGK LINE DEGK _. IAL, SLOPE Y4 PER FOOT MINIMUM MAX. TOP of WROUGHT IRON GUARD and SOLID GUARD GAP IS 32.22 ELEVATION or 23'-2" ABOVE THE ESTABLISHED GRADE ELEVATION of 9.06. MAXIMUM ALLOWED ELEVATION 15 24' ABOVE ESTABLISHED GRADE or AN 33.06 FINISHED ELEVATION 25-0" 3-0" SHADING INDICATES A FLAT ROOF AREA SLOPING AT %` PER FOOT. MAXIMUM HEIGHT IS 32.22 ELEVATION or 23'-2" ABOVE ESTABLISHED GRADE ELEVATION of 9.06 - SETBACK LINE MAX. TOP of RIDGE SHEATHING IS 37.73 ELEVATION or 28'-9" ABOVE THE ESTABLISHED GRADE ELEVATION of 9.06 MAXIMUM ALLOWED SQUARE FOOTAGE FOR THE TOP of THE ELEVATOR SHAFT ROOF IS 30 SQUARE FEET. AS DESIGNED IT 15 29.30 S.F. MAX. HOT IS 37.73 ELEVATION or 28'-9" ABOVE ESTABLISHED GRADE G A-7 PROPERTY LINE 109.92' 2ND F_C^✓2 C.,-_ N= O N 3RD FLOOR OU-� N= "W tiq "fi o � -2ND F OOR OUTLINE n1 � / w. Iz 3:12 Y tD MAX. TOP of RIDGE SHEATHING 15 37.73 Q ry 5:12 ESTABLISHED GRADE ELEVATION of _I RIDGE 9.06 RIDGE RIDGE W0 cz � b O PROPERTY LINE 109.92 O� SETBAGK J . N LL 3:12 } AG CONDENSER TYPIGALATTIG SETBACK LINE MAX. TOP of RIDGE SHEATHING IS 37.73 ELEVATION or 28'-9" ABOVE THE ESTABLISHED GRADE ELEVATION of 9.06 MAXIMUM ALLOWED SQUARE FOOTAGE FOR THE TOP of THE ELEVATOR SHAFT ROOF IS 30 SQUARE FEET. AS DESIGNED IT 15 29.30 S.F. MAX. HOT IS 37.73 ELEVATION or 28'-9" ABOVE ESTABLISHED GRADE G A-7 PROPERTY LINE 109.92' 2ND F_C^✓2 C.,-_ N= O N 3RD FLOOR OU-� N= 3:12 .4 t: 5,5 W � T ATTIC OU LINE 24" SQ. ATTIC 3RD FLOO OUTLINE WALL VENT W z \ i O 3:12 cv O cil LL nl RIDGE S-4 w oa u n a 3:12 tiF kv 4t' J d w LL � L3PS FLOOR OUTLINE ---------------------- - o _ a0 O LL Lo O 1 ATTIC OUTLINE II 4:12 Fm N CV QI MAX. TOP of RIDGE SHEATHING IS 33.39 ELEVATION or 24'-4' ABOVE THE ESTABLISHED GRADE ELEVATION of 9.06 MAX. TOP of RIDGE SHEATHING IS 38.89 ELEVATION or 21'-10" ABOVE THE ESTABLISHED GRADE ELEVATION of F0.06 4:12 E A -g TYPICAL NEW SETBAGK SLOPING ROOF LINE � MATERIAL J 2:1 CA 4,w,;. TYPICAL NEW \ SLOPING ROOF MATERIAL "W tiq "fi 3:12 -2ND F OOR OUTLINE � / w. Iz 3:12 Y tD MAX. TOP of RIDGE SHEATHING 15 37.73 Q ELEVATION or 28'-9" ABOVE THE ESTABLISHED GRADE ELEVATION of W RIDGE 9.06 RIDGE RIDGE cz � O PROPERTY LINE 109.92 �CA SETBAGK U LL 3:12 } AG CONDENSER TYPIGALATTIG LINE B v TYPICAL NEW LOCATION IN p VENT, ONE of THREE 3:12 .4 t: 5,5 W � T ATTIC OU LINE 24" SQ. ATTIC 3RD FLOO OUTLINE WALL VENT W z \ i O 3:12 cv O cil LL nl RIDGE S-4 w oa u n a 3:12 tiF kv 4t' J d w LL � L3PS FLOOR OUTLINE ---------------------- - o _ a0 O LL Lo O 1 ATTIC OUTLINE II 4:12 Fm N CV QI MAX. TOP of RIDGE SHEATHING IS 33.39 ELEVATION or 24'-4' ABOVE THE ESTABLISHED GRADE ELEVATION of 9.06 MAX. TOP of RIDGE SHEATHING IS 38.89 ELEVATION or 21'-10" ABOVE THE ESTABLISHED GRADE ELEVATION of F0.06 4:12 E A -g TYPICAL NEW SETBAGK SLOPING ROOF LINE � MATERIAL J 2:1 CA 4,w,;. TYPICAL NEW \ SLOPING ROOF MATERIAL E 4:12 1 OI0 i OOT NI o °w o - N 4'-6' 2ND FLOOR DECK BELOW TYPICAL NEW DECK FINISH MATERIAL, SLOPE Y4" PER FOOT MINIMUM HEIGHT GEIZTIFIGATION IZEQUI1zED ROOF PLAN NOTES 1. ALL ROOF MATERIAL ON SLOPING ROOFS SHALL BE A GLA55 "A" FIRE RATED ROOF MATERIAL BY "EAGLE ROOFING PRODUCTS" COLOR TO BE SELECTED BY THE OWNER and INSTALLED PER MANUFACTURE'S RECOMMENDATIONS. ESR REPORT #1900 2. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT = 10 POUNDS. 3. ALL 2ND FLOOR DECK AND 3RD FLOOR ROOF DECK MATERIAL SHALL BE A GLASS "A ELASTOMERIC ROOF MEMBRANE FINISH BY 'POLYGOAT PRODUCTS' APPLIED OVER DECK SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. SLOPE ALL DECK AREAS AT YL' PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. E5R # 2785 4 ALL ROOF TO ROOF OR ROOF TO WALL FLASHING SHALL BE COPPER. NO GALVANIZED IRON IS ALLOWED. 5. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN Y8' MINIMUM TO Y4 MAXIMUM SCREEN MESH. J w FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. APPLY 5T000O FINISHES AS REQUIRED PER GBG TO ACHIEVE ONE HOUR FIRE RESISTIVE CONSTRUCTION 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 a GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 3RD FLOOR AT71G VENTILATION CALCULATIONS ATTIC SPACE IS APPROX. 285 SQ. FEET = 1.90 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIRED USE (1 ) WALL VENT of 24" SQUARE LOCATED ON THE EAST SIDE of ATTIC, SEE EAST ELEVATION and ROOF PLAN FOR LOCATION. THIS WALL VENT HAS 4.0 S.F. of VENT AREA EXCEEDING THE MINIMUM REQUIREMENT of 1.90 S.F. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH Ya" MINIM TO Y4 MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, 2ND FLOOR ATTIG VENTILATION CALCULATIONS ATTIC, SPACE IS APPROX. 540 SQ. FEET = 3.60 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIRED USE (3 ) WALL VENTS of Y2 of A 24' DIAMETER RADIU5SED COPPER ROOF VENT of 1.50 S.F. EACH AT 3 X 1.5 = 4.50 S.F. of VENTILATION WHICH EXCEEDS THE MINIMUM REQUIREMENT of 3.60 S.F. SEE ROOF PLAN for LOCATIONS. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH Y8 MINIM TO Y4" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, :Y 33Y NORTH ARROW REVISIONS "W tiq "fi Q -2ND F OOR OUTLINE � / 2ND FLOOR OUTLINE h� ^; Y Q W � 6 PROPERTY LINE 109.92 �CA SETBAGK U TYPICAL NEW } AG CONDENSER TYPIGALATTIG LINE B SLOPING ROOF C TYPICAL NEW LOCATION IN p VENT, ONE of THREE U ()>7 MATERAL A_7 SLOPING ROOF I"IECH. WELL A-8 REQUIRED MAX. TOP of WROUGHT IRON GUARD MATERIAL and SOLID GUARD CAP IS 32.22 o0 0E TYPICAL NEW DECK ELEVATION or 23'-2" ABOVE THE ) , Z FINISH MATERIAL, SLOPE Y4. TYPICAL NEW ESTABLISHED GRADE ELEVATION of MAX. TOP of RIDGE SHEATHING IS 37.73SLOPING PER FOOT MINIMUM ROOF 9.06. MAXIMUM ALLOWED ELEVATION ELEVATION or 28'-9" ABOVE THE MATERIAL IS 24' ABOVE ESTABLISHED GRADE or ESTABLISHED GRADE ELEVATION of MAX. TOP of MEGH. WELL WALL AN 33.06 FINISHED ELEVATION 9.06 42.06 ELEVATION or 23-0" ABOVE THE ESTABLISHED GRADE ELEVATION of 9.06 HVAG GONDEN5ER LOCATION. SUB-GONTRAGTOR TO PROVIDE SOUND ATTENUATION CALGULATIONS TO OBTAIN SEPARATE PERMIT BY DEFERRED SUBMITTAL HVAG CONTRACTOR SHALL SUBMIT SOUND ATTENUATION DESIGN FOR HVAG EQUIPMENT PER ARI STD. 275 SOUND LEVEL NOT TO EXCEED 50 dba (55 dba WITH TIMER: 65 dba WITH TIMER AND NEIGHBORS CONSENT) PER SECTION 10.26.045 OF THE NBMG. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTY PATIO OR OPENING. LOCATE EQUIPMENT IN THE EQUIPMENT WELL ON ROOF. PROVIDE SEISMIG ANCHORAGE OF THE UNIT AND THE REQUIRED PLATFORMS. E 4:12 1 OI0 i OOT NI o °w o - N 4'-6' 2ND FLOOR DECK BELOW TYPICAL NEW DECK FINISH MATERIAL, SLOPE Y4" PER FOOT MINIMUM HEIGHT GEIZTIFIGATION IZEQUI1zED ROOF PLAN NOTES 1. ALL ROOF MATERIAL ON SLOPING ROOFS SHALL BE A GLA55 "A" FIRE RATED ROOF MATERIAL BY "EAGLE ROOFING PRODUCTS" COLOR TO BE SELECTED BY THE OWNER and INSTALLED PER MANUFACTURE'S RECOMMENDATIONS. ESR REPORT #1900 2. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT = 10 POUNDS. 3. ALL 2ND FLOOR DECK AND 3RD FLOOR ROOF DECK MATERIAL SHALL BE A GLASS "A ELASTOMERIC ROOF MEMBRANE FINISH BY 'POLYGOAT PRODUCTS' APPLIED OVER DECK SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. SLOPE ALL DECK AREAS AT YL' PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. E5R # 2785 4 ALL ROOF TO ROOF OR ROOF TO WALL FLASHING SHALL BE COPPER. NO GALVANIZED IRON IS ALLOWED. 5. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN Y8' MINIMUM TO Y4 MAXIMUM SCREEN MESH. J w FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. APPLY 5T000O FINISHES AS REQUIRED PER GBG TO ACHIEVE ONE HOUR FIRE RESISTIVE CONSTRUCTION 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 a GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 3RD FLOOR AT71G VENTILATION CALCULATIONS ATTIC SPACE IS APPROX. 285 SQ. FEET = 1.90 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIRED USE (1 ) WALL VENT of 24" SQUARE LOCATED ON THE EAST SIDE of ATTIC, SEE EAST ELEVATION and ROOF PLAN FOR LOCATION. THIS WALL VENT HAS 4.0 S.F. of VENT AREA EXCEEDING THE MINIMUM REQUIREMENT of 1.90 S.F. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH Ya" MINIM TO Y4 MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, 2ND FLOOR ATTIG VENTILATION CALCULATIONS ATTIC, SPACE IS APPROX. 540 SQ. FEET = 3.60 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIRED USE (3 ) WALL VENTS of Y2 of A 24' DIAMETER RADIU5SED COPPER ROOF VENT of 1.50 S.F. EACH AT 3 X 1.5 = 4.50 S.F. of VENTILATION WHICH EXCEEDS THE MINIMUM REQUIREMENT of 3.60 S.F. SEE ROOF PLAN for LOCATIONS. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH Y8 MINIM TO Y4" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, :Y 33Y NORTH ARROW REVISIONS U z VI LJL V z O r' No. C 22 6 -A Expires 31/19 \ OF/CALF`,/ DRAWN CHECKED DATE JOB NO. SHEET AmmmG ty�N r N h� ^; Q � 6 �CA U N } N U �� flL o0 0E Q ) , Z Q U z VI LJL V z O r' No. C 22 6 -A Expires 31/19 \ OF/CALF`,/ DRAWN CHECKED DATE JOB NO. SHEET AmmmG REVISIONS 25' N L(i N � r N O Q � r U NORTH a W O1 N 0' 8' 16' U � C'l co T o L SCALE: 1"=8' Q Fs NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. W h w ZLu Z 8.17TC z SURVEYOR OR ENGINEER SHALL PERMANENTLY U 7.81FS o MONUMENT PROPERTY CORNERS OR OFFSETS 2' PARCEL 1 BEFORE STARTING GRADING. P.M.B. 66/41 sea ale fs 7' CONC. v 0 N 14°41'48"E RAD. CONC. d2�`S V� 2 STORY UNABLE TO LOCATE HOUSE THIS LOT N 14°42'03"E RAD. o 8.22TC 7.84FS fS u o CONC. o u P M 4 3 q�4r 3 z ¢ a P PROPERTY LINE N14044'06"E 109.92' 8 J�<Fa n u 822 z 08.5 sea e.22 fs CHIS.BOX CONC. w P yFs S 3.1 CONC. CONC. CDNC. CDNC. qa # P 7.85FS y # JET 9j. S DOCK Z BSP S q� cG q21� N # - - - q,�^ RAMP RAMP DOCK u s =G I # POII T #1 _ - (o # k\ PchNT t:4 - 86, q DOCK M� V J 60co ' - M a i # # z O CONC. 7.84TC M i W # I LOT 9 ' S q.��„ o PROPERTY qo� J _ a p w RESDIENCE /01 FF O��P�P LINE a SEWER _ COVER SEWER COVER Z d � qb O 8.27 u # hb�S q' °' ) # w u sea fs # 14'9 p ®® p®® ®a LINE OF 2ND FLOOR Ir- ., L a 8.33TC # 7.86FS NeP�OINTT # # # `C t�q.12E lI I/ II DOCKDOCKza POINT #2#DOCK CDNC.S,935TW�? F s ,F CYT 9s 24' O �. z0F# ,%1p 8.45FS # 9.37 N CONC. p 9.05 # STEP -,,Fs CONC. CONC. W 8.39TC 7.84FS CONC. g,49FS CONC. ,j� 947FS 3 CDNC. ga gs CONC. po �� ,3' N 15 0 29 E CONI. 109.92 P 2.8 /J CONC. JFp PROPERTY � z U u sea es5 l�0 S LINE o �6J 8T0 S m bpF 8.66FS Ib I N15°01'43"E R P I N 15°01'22"E RAD. I s a w F 5 U CONC. I RESDIENCE FACE SEAWALL O CONC. I I z w SEWER SEWEP COVER¢ C>F b THICKNESS UNKNOWN ua COVER q� ti z CONC. � LOT 10 Fs a.26 9.27TC s.44Fs ESTABLISHED GLADE GAL GUL_ATIONS sea 7.B1FS OPADE POINT #1 3.54 CONC. z ORADE POINT #2 O.Go 0 U ORADE POINT #3 8.52 OP,ADE POINT #4 8.52 SUB -TOTAL .................... 3ro.27 DIVIDED BY 3ro.27 4 = .9.0G ESTABLISHED LEGEND DESCRIPTION OP�ADE THE GITY ZONING CODE ALLOWS DECK # BRICK WALL BUILDING PROPERTY LINE FENCE LOT 11 N.G. NATURAL GRADE P.P. POWER POLE �ANp WM WATER METER ��ID S GRA F.F. FINISH FLOOR o�� RON mo G.F. GARAGE FLOOR MIEDEMA p CONC. CONCRETE * NO. 4653 F.S. FINISH SURFACE EXP. 9/30/19 Q s � M. H. MAN -HOLE T P PLANTER of cP A.C. ASPHALT T.G. TOP -GRATE RdM SURVEYING INC. TOPOGRAPHIC SURVEY OWNER: LEGAL DESCRIPTION: BENCH MARK: ADDRESS OF PROJECT: RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 DOUGLAS WONG LOT 9, TRACT NO. 626 CHIS. BOX ELEVATI❑N= 8.22 1316 WEST BAY LAGUNA HILLS, CA 92653 NEWPORT BEACH (949) 858-2924 OFFICE JOB: DATE: 6/22/2017 (949) 858-3438 FAX RDMSURVEYING@COX.NET REVISIONS ME * No. C 2256X/ � Expires 31/19 \ OF/ c P, -J JVf1LL DRAWN CHECKED DATE JOB NO. SHEET T-1 20 N L(i N � r N O Q � r U E a W O1 N U � C'l co T o L Q ME * No. C 2256X/ � Expires 31/19 \ OF/ c P, -J JVf1LL DRAWN CHECKED DATE JOB NO. SHEET T-1 20 REVISIONS DUARE FOOTAGE GALGULATIOiNS ,T FLOOR.................................................................................................. 1,595.98 S.F. JDFLOOR ................................................................................................ 1,900.29 S.F. D -D FLOOR N � Ln N r GARAGE FOOTAOE IS Q 474.803.F. �Z U � �U�ox Q� IST FLOOR FOOTAGE 15 2ND = � m U:)) o 11505.08 S.F. 0 U cv � o� co co of cv U z Q DUARE FOOTAGE GALGULATIOiNS ,T FLOOR.................................................................................................. 1,595.98 S.F. JDFLOOR ................................................................................................ 1,900.29 S.F. D -D FLOOR 339.47 S.F. :)TAL LIVASLE........................................................................................ 3,835.74 S.F. ,RAGE 474.80 S.F. TRUGTURAL.............................................................................................. 4,310.54 S.F. MUM � No. C 2256X/ � Expires OPEN VOLLJ �- IE REQUIRED 15 ..................... 542.07 S.F. OPEN VOLUI" IE PROVIDED IS .................... .340.41 S.F. 4 NORTH ARROW �w6 o0 00 it JVf1LL Y4 DRAWN CHECKED DATE JOB NO. SHEET SF i W �Z O� 2ND FLOOR FOOTAGE IS 0 19300.23 S.F. cv U OPEN VOLLJ �- IE REQUIRED 15 ..................... 542.07 S.F. OPEN VOLUI" IE PROVIDED IS .................... .340.41 S.F. 4 NORTH ARROW �w6 o0 00 it JVf1LL Y4 DRAWN CHECKED DATE JOB NO. SHEET SF i Q PROPERTY LINE 109.92' nl SETBAGK LINE uv i s r ---r= r IGE I S 0 x 15'-5" = 3C SS STEP ..... Ln +� 3RD FLOOR PLAN SETBACK LINE Q G —� --� 7a BATH 1 �4. �- ------------------ // I I \o\ ITI \\tea\ Ipl \"1 II II STAIRS OUTI 1 -2.80 111 u SETBACK LINE G +3 C / NO GYP. LOARD ALLOWEIF IN THE ATTIT FGF / t3 / / MEGHANIGAL AREA \ FOR FORCED AIR UNIT T FGA F \ \ NO GYP. BOARD \\\ ALLOWED IN \ \ THE ATTIC \ `w O J. P N.-l� C E SETBACK LINE O 2ND FLOOR OUTLINE — LINE 0 2ND FLOOR u 1 II ` ROOF DECK 1 a � O N IL O 3RD FLOOR FOOTAOE R OOUTLINE 2ND FLOOR I� U�EO OUTLINE33-13.47 1 S.F. I _ eov= 521067BOA --------------- �_--- --- _ ---opo- - w C O w � CA J Ot z co II I oLL, co s J Z Q II J w zII a �I [2ND ^� PITCH BREAK :. PI iC- BREAK O 1v O I d FLOOR O OSI DEGK SQUARE FOOTAGE CALCULATIONS I K SETBAG C LINE 13T FLOOR . .. .... 1,595.98 S.F. N II 2ND FLOOR ............................................................... +s J // 3RD FLOOR 339.47 S.F. II TOTAL LIVABLE ..................... ......... ............................... ,835.74S.F. 3,835.74S " F ' 5-0 GARAGE 474.80 S.F. TBAGK S STRUGTURAL.............................................................................................. 4,310.54 S.F. SETBAGK II '. LINE ROOF DECK X 4 I Q LINE w I 25-0 J w � i O SETBACK w 2ND FLOOR 3.0 OUTLINE ©o O© 3RD FLOOR PLAN SETBACK LINE Q G —� --� 7a BATH 1 �4. �- ------------------ // I I \o\ ITI \\tea\ Ipl \"1 II II STAIRS OUTI 1 -2.80 111 u SETBACK LINE G +3 C / NO GYP. LOARD ALLOWEIF IN THE ATTIT FGF / t3 / / MEGHANIGAL AREA \ FOR FORCED AIR UNIT T FGA F \ \ NO GYP. BOARD \\\ ALLOWED IN \ \ THE ATTIC \ `w O J. P N.-l� C E SETBACK LINE O 2ND FLOOR OUTLINE — LINE 0 E 4 (NORTH ARROW REVISIONS u 1 N � O N O 3RD FLOOR FOOTAOE IS 2ND FLOOR I� U�EO OUTLINE33-13.47 pi S.F. I C O v � CA J Ot � co II OO co s Z Q w zII a �I [2ND I O 1v O I d FLOOR O OSI DEGK SQUARE FOOTAGE CALCULATIONS I K SETBAG C LINE 13T FLOOR . .. .... 1,595.98 S.F. N II 2ND FLOOR ............................................................... 1,900.29 S.F. 3RD FLOOR 339.47 S.F. II TOTAL LIVABLE ..................... ......... ............................... ,835.74S.F. 3,835.74S " F ' 5-0 GARAGE 474.80 S.F. TBAGK S STRUGTURAL.............................................................................................. 4,310.54 S.F. rx 17 � � SETBAGK nl LINE w E 4 (NORTH ARROW REVISIONS m J �-n No. C 22 6 Expires 1/31/19 JVf1LL Y4 DRAWN CHECKED DATE JOB NO. SHEET SF2 i �g u 1 N � O N O L U�EO C O v � CA Ot � co OO co s Z Q m J �-n No. C 22 6 Expires 1/31/19 JVf1LL Y4 DRAWN CHECKED DATE JOB NO. SHEET SF2 i �g M 8.22 TC (7.84 FS) / (8.45 FS) MATTTC8.36 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, (8.14 \ (7.85 / 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET 8.25 RIM 8.3EXISTING 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. SEWER (7.8 INVMATCH 8.27 IN (7.85 FS \ 8.27 FS / 7.70 TOP OF INF. TREE+ 6.20 BOTTOM OF INF. 8.36 TG 7.86 INV OF TRENCH DRAIN 8.39 TC (7.86 FS) OUT OF TRENCH DRAIN 8.06 INV MATCH (7.84 FS) 8.39 TC (7.85 FS) 7.92 INV / 8.39 TC (7.84 FS) REVISIONS 8.27 TC (7.81 FS) 5.0' INV -IN Co ro CO 10 ' co/ 7;4% DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: 7.1' 7 7.0' PPS a� 7.28 INV -OUT 5.0 sj a a` Q a a m27 \ 8.65 FS 6 0 54 FS � a r.0% \ a a a � 24 8.78 `20.5 FS \ 8.70 FS 2 -CAR GARAGE FF=9.16 \ CONSTRUCTION NOTES 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, N \ 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET N 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. \� 23 22 CONSTRUCT 2' WIDE AND 1.5' DEEP INFILTRATION TRENCH PER DETAIL 11, SHEET 03. 8.27 IN .25.0 Q \ N / OVERFLOW N 2g INSTALL 3" SDR -45 PVC DRAIN PIPE OUTLET 28 CONNECT 4" SDR -45 PIPE TO INFILTRATION TRENCH \\\� o 7.78 INV 23 23 8.95 TG \\ \ 9 \� S,\ \ N14°44 p6 E PROPERTY LINE \ 109.92, - - PROPOSED STORM DRAIN 22 3 4 / �\ ` 7.92 INV __100- _ EXISTING CONTOUR za m m m m T\ \ � r.o��\ \ 7.961NV \ �\ 8.89 TG 21.061NV--OUT PROPOSED SITE WALL \ \ \` 8.03 INV C _ _ PROPOSED INFILTRATION TRENCH 24� S=0.01 STORM DRAIN SLOPE 9.02 FS m \ \ \ \ rA�o 23 29 \ \S, \ 1.0_ % 1. x"90 CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF 21 9.25TG 08.33 INV -024 6\0\r \ 9,12 FS \ START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY 8.18 INV m m INV 7�\ o CM2 m m CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT ' 8.80 FS 7 68TH 8.71 TG 3;0 0 21 8.03 INV -OUT \\ � 24 55 FS 9.16 DOOR \\ 8.67 FS \ 7.60 INV \ PLANS PREPARED BY: 59.2' PROPOSED 3 -STORY RESIDENCE FF=9.50 8.52 INV -O FS 8.95 TG GB 8.53 INV BOTTOM OF 29 8.18 INV TRENCH DRAIN 9.50 21 9.15 TG 21 9.31 TG �\ \ DOOR 8.231NV-OUT 39INV-UT Q 24 �\\ 9.02 F C 9.02 FS N 23 \\ o 5.0" Ln zo r.o� { 4 22 8.12 TOP OF INF. TRENCH 6.62 BOTTOM OF INF. TRENCH u 7 \ 9.00 FS 21 9.29 TG 9.35 TS8.77 FS \� 8.37 INV -OUT \� 21 .13 TG 8.21 INV -OUT 219.22 TG \ �\ 998 NV 8.301NV-OUT 29 7791NV 10% 8-0 29 29 24 sem\ 24 \ �\ N1sao32g„Ero992, \ \ \\ T \ 0 Q NO. 65513 Z EXP. 9/30/19 16/17Cl AARON M. ALBERTSON DATE STgrE of CALtF`P R.C.E. 65513 EXP. 9/30/19 Commercial Development Resources Today's Ideas. Tomorrow's Reality. 4121 Westerly Place 9112 Newport Beach CA 92660 T 949-640-8997 www.CDRwest.com 0 CONSTRUCTION NOTES 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, N SHEET 03. 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET N 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. 22 CONSTRUCT 2' WIDE AND 1.5' DEEP INFILTRATION TRENCH PER DETAIL 11, SHEET 03. 8.27 IN .25.0 Q 24 DIRECT DOWN SPOUT TO 6" FILTERED AREA DRAIN SYSTEM PER DETAIL 10, SHEET 03, N / OVERFLOW N 2g INSTALL 3" SDR -45 PVC DRAIN PIPE OUTLET 28 CONNECT 4" SDR -45 PIPE TO INFILTRATION TRENCH Q � o LEGEND 23 8.95 TG ` PROPOSED PAVEMENT LANDSCAPING PROPERTY LINE 8.45 INV /20 - - PROPOSED STORM DRAIN 22 3 4 / Q (165.22 FS) EXISTING SPOT ELEVATION __100- _ EXISTING CONTOUR 100 PROPOSED CONTOUR EXISTING BUILDING PROPOSED BUILDING WALL PROPOSED SITE WALL C _ _ PROPOSED INFILTRATION TRENCH 24� S=0.01 STORM DRAIN SLOPE N rA�o C6 1.0_ % 1. x"90 CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF 9,31 FS -GB 8.95 TG START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY 8.18 INV m m INV ? o CM2 m m CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT \ m m GRADING NOTES 10. T 1. PER CRC (CALIFORNIA RESIDENTIAL CODE) SECTION R317.13 THE MINIMUM DISTANCE m m m m m BETWEEN EXTERIOR FINISH GRADE AND BOTOM OF TREATED SILL PLATE SHALL BE 3" TO J CONCRETE FINISH AND 8" TO SOIL, m m \ m o ' 10.00 T( ALL TRENCHING WORK DONE IN ALLEY WILL REQUIRE RESTORATION WORK PER CITY OF NEWPORT BEACH STANDARD 105 -L -F, SEE SHEET C.501 9.06 FS 11.08 TW)J 10.00 TC 9.02 FS PPS ` 0 QI- 5 0 5 10 GRAPHIC SCALE SCALE: >"= 5' PRECISE DRAINAGE PLAN THE WONG RESIDENCE 1316 WEST BAY NEWPORT BEACH, CA SHEET C-01 01 OF 03 -9 CONSTRUCTION NOTES 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, SHEET 03. 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. 22 CONSTRUCT 2' WIDE AND 1.5' DEEP INFILTRATION TRENCH PER DETAIL 11, SHEET 03. 23 INSTALL 4" SDR -45 PVC DRAINPIPE 24 DIRECT DOWN SPOUT TO 6" FILTERED AREA DRAIN SYSTEM PER DETAIL 10, SHEET 03, 25 NOT USED ON THIS SHEET 2g INSTALL 3" SDR -45 PVC DRAIN PIPE 27 INSTALL 45' BEND 28 CONNECT 4" SDR -45 PIPE TO INFILTRATION TRENCH 29 INSTALL 4" X 4" SDR -45 PVC TEE LEGEND EXISTING CONCRETE ` PROPOSED PAVEMENT LANDSCAPING PROPERTY LINE - CENTERLINE - - PROPOSED STORM DRAIN 16� PROPOSED SPOT ELEVATION (165.22 FS) EXISTING SPOT ELEVATION __100- _ EXISTING CONTOUR 100 PROPOSED CONTOUR EXISTING BUILDING PROPOSED BUILDING WALL PROPOSED SITE WALL C _ _ PROPOSED INFILTRATION TRENCH S=0.01 STORM DRAIN SLOPE 1.0% SURFACE GRADIENT rA�o GENERAL NOTES 1. x"90 CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFORE ANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY DISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF ? EXISTING UTILITIES. 2. CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THE FIELD. GRADING NOTES 10. T 1. PER CRC (CALIFORNIA RESIDENTIAL CODE) SECTION R317.13 THE MINIMUM DISTANCE 9.06 FS BETWEEN EXTERIOR FINISH GRADE AND BOTOM OF TREATED SILL PLATE SHALL BE 3" TO CONCRETE FINISH AND 8" TO SOIL, 2. ALL DRAINAGE PIPES TO HAVE MINIMUM 1% SLOPE 3. ALL TRENCHING WORK DONE IN ALLEY WILL REQUIRE RESTORATION WORK PER CITY OF NEWPORT BEACH STANDARD 105 -L -F, SEE SHEET C.501 QI- 5 0 5 10 GRAPHIC SCALE SCALE: >"= 5' PRECISE DRAINAGE PLAN THE WONG RESIDENCE 1316 WEST BAY NEWPORT BEACH, CA SHEET C-01 01 OF 03 -9 REVISIONS z V BMP NOTES v a 1 WM-1 NON -STORM WATER MANAGEMENT MATERIALS SHALL BE STORED ON—SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM NS -6 ILLICIT CONNECTION / ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTION IMMEDIATELY AND CONTRACTOR SHALL OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDES A RESPONSE. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF—SITE. NS -9 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. DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: 01 PLANS PREPARED BY: 16/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON—SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM SE -7 STREET SWEEPING AND VAUUMING RAIN AND WIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH THE PRODUCT DIRECTIONS WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY TEMPORARY SEDIMENT BARRIER AND SE -10 STORM DRAIN INLET PROTECTION COVERED TO MAINTAIN DUST CONTROL WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN—UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON—SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. SOLID WASTE RESULTING FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN WM-5 SOLID WASTE MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE REMOVED FROM THE SITE AND 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 REQUIREMENT OF THE CITY. WM-9 SANITARY/SEPTIC WASTE MANAGMENT SANITARY OR SEPTIC WASTES SHOULD BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. CICVJIVIY VVIY I r%VL DIYIr' 5 :r�elyum��ay��a�r�-a-�iriiarlr��illrrirzyewr�e»rir��r��r�urmrc�iriirL��rnr��uiri TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM INSTALL BERMS ON A LEVEL CONTOUR TO INTERCEPT SHEET FLOWS. SE -7 STREET SWEEPING AND VAUUMING STREET SHALL BE SWEEPED AND SEDIMENT COLLECTED AND DISPOSED OF EDITION BY THE CALIFORNIA STORMWATER QUALITY OFF—SITE ON A DAILY BASIS. 00000 . GRAVEL BAGS ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVELBAGS OR SE -10 STORM DRAIN INLET PROTECTION CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. PLACE INLET PROTECTION AT NEAREST DOWNSTREAM STORM DRAIN INLET. 0. Q p Q NO. 65513 Z EXP. 9/30/19 sT CIV1L �Q' \OF CAL%' Commercial Development Resources C 1> Today's Ideas. Tomorrow's Reality. 4121 Westerly Place 9112 Newport Beach CA 92660 T 949-640-8997 www.CDRwest.com THICKNESS UNKNOWN / N�601R3��pV PACE SEAWAtL % CONSTRUCTION NOTES O1 GRAVEL BAG BERM PER DETAIL 9, SHEET 7 O APPLY WIND EROSION CONTROL(WE-1) O3 PERFORM SWEEPING AND VACUUMING DAILY(SE-7) ® APPLY GRAVEL BAG INLET PROTECTION (SE -10) PER DETAIL 8, SHEET 7 LEGEND: O CONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK- CONSTRUCTION, LATEST EDITION BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. 00000 . GRAVEL BAGS CIL D GRAVEL BAG INLET PROTECTION DRY SEASON REQUIREMENTS (MAY - SEPTEMBER) 1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED. 2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS. 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SIT, STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. WET SEASON REQUIREMENT (OCTOBER - APRIL) 1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, ATALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPSs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 4. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 5. 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 MATERIAL IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 6. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF HIS REQUIREMENT. 5 0 5 10 GRAPHIC SCALE SCALE: >"= 5' EROSION CONTROL PLAN SHEET THE WONG RESIDENCE C-02 1316 WEST BAY NEWPORT BEACH, CA 02 OF 03 N 3" MIN. OPENING BETWEEN BAGS TOP ROW A SECTION A -A ED A GRAVEL BAGS 9 NOT TO SCALE DOWN DRAIN DOWN OUTLET DRAINAGE BASIN FOR ROOF DOWN DRAINS SEE DETAIL 4, 5, AND 6 THIS SHEET OUTLET PIPE GRAVELLAYER DOWNSPOUT DETAIL �o NOT TO SCALE CONIC SLAB PER PLAN 4LOPE PER PLAN T NDS CHANNEL GRATE. PEDESTRIAN RATED ON PATIO AND TRAFFIC RATED IN THE DRIVEWAY. CAST -IN-PLACE 6" WIDE TRENCH DRAIN. SEE DETAIL 12 ON THIS SHEET. SLOPE PER PLAN �E �Y vY?� -Y = yYVY � � _y�Y= .yYC; • • • • • IF'I�.1�1�1�'I�I�I-�I�I�� 9 • • cI ' • • -• • is '• • • " • • INFILTRATION PIT DETAIL NOT TO SCALE TRAFFIC RATED GRATE AT DRIVEWAY PEDESTRIAN RATED GRATE AT PATIO SEE ARCHITECTURAL PLANS FOR MATERIAL AND FINISH TRENCH DRAIN OR APPROVED EQUIVALENT COMPACTED SUB GRADE NOTES: 1. Filter outlet adapter shall be constructed from stainless steel Type 3134. 2. Filter element is constructed from polypropylene woven monofilament geotextile surrounding a perforated filter housing. Filter element shall not allow the retention of water between storm events. 3. Filter inserts are supplied with "clip -in" filter pouches utilizing Fossil Rock'"' filter medium for the collection and retention of petroleum hydrocarbons (oils & greases). 4. FloGard@ LoPro'' filter inserts and Fossil Rock" filter medium pouches must be maintained in accordance with manufacturer recommendations. 5. Outlet adapter can accommodate outlet openings at right angles and/or bottom outlet openings. 6. For alternate outlet adapter configurations used for extremely shallow trench drains contact Kristar Enterprises for engineering assistance. 7. Filter element should be a minimum of one half the length of trench. Confine Flow rate upon ober. CONCRETE TRENCH DRAIN. (SHOWN) CURB. �.. OUTLET. -� RUBBER GASKEr EARTH.i•° i MATERIAL OUTLET ADAPTOR & BYPASS WEIR. REMOVABLE CAP FOR FILTER ELEMENT SHEATHED IN GEOTEXTILE PERIODIC MAINTENANCE SLEEVE. SEE NOTE 2. I FOSSIL ROCK' ABSORBENT POUCHES. TM KriStar Enterprises, Inc. Award Lo P ro p 360 Sutton Place Santa Rasa CA 95407 Ph: 800.579.8819, Fax: 707.524.8186, wwwAristancom TRENCH DRAIN FILTER INSERT DaAwvxc No. FG-LP00002 F 0075 JPR 8/7/09 JPR 2/21/07 SHEET 1 OF 2 OUTLET GALLERY. OUTLET ADAPTER & BYPASS WEIR. Z. .q FILTER ELEMENT FILTERED FLOW OUTLET WITH GEOTEXTILE SLEEVE. - a w I a e 4 t a, DETAIL A SECTION VIEW BYPASS PVC TEE. SCALE: 1 x BYPASS FLOW FILTER ELEMENT FILTERED FLOW WITH GEOTEXTILE SLEEVE. DETAIL B SECTION VIEW ALTERNATE ADAPTER CONFIGURATION SCALE: 1X 0.5' SPECIFIER CHART Total Sediment MODEL FILTER TYPE TRENCH WIDTH 'ID" ICUEAROIe Nm Z SOLIDS STORAGE CAPACITY CUBICFEET TM Q: TOTAL BYPASS CAPACITY CUBICFEET /SECOND FG-TDOF3 PIPE' 3.0 6.5 0.1 0.5 0.1 FG-TDOF4 Ln 4.0 6.5 0.2 a'. 0.1 O PIPE 6.0 6.5 0.4 0.5 0.2 FG-TDOF8 PIPE 8.0 1 6.5 .4 1 0.5 0.3 FG-TDOF10 PIPE 4 a s 0.9 - 0.5 FG-TOOF12 PIPE 12.0 6.5 0.9 NOTES: 1. Filter outlet adapter shall be constructed from stainless steel Type 3134. 2. Filter element is constructed from polypropylene woven monofilament geotextile surrounding a perforated filter housing. Filter element shall not allow the retention of water between storm events. 3. Filter inserts are supplied with "clip -in" filter pouches utilizing Fossil Rock'"' filter medium for the collection and retention of petroleum hydrocarbons (oils & greases). 4. FloGard@ LoPro'' filter inserts and Fossil Rock" filter medium pouches must be maintained in accordance with manufacturer recommendations. 5. Outlet adapter can accommodate outlet openings at right angles and/or bottom outlet openings. 6. For alternate outlet adapter configurations used for extremely shallow trench drains contact Kristar Enterprises for engineering assistance. 7. Filter element should be a minimum of one half the length of trench. Confine Flow rate upon ober. CONCRETE TRENCH DRAIN. (SHOWN) CURB. �.. OUTLET. -� RUBBER GASKEr EARTH.i•° i MATERIAL OUTLET ADAPTOR & BYPASS WEIR. REMOVABLE CAP FOR FILTER ELEMENT SHEATHED IN GEOTEXTILE PERIODIC MAINTENANCE SLEEVE. SEE NOTE 2. I FOSSIL ROCK' ABSORBENT POUCHES. TM KriStar Enterprises, Inc. Award Lo P ro p 360 Sutton Place Santa Rasa CA 95407 Ph: 800.579.8819, Fax: 707.524.8186, wwwAristancom TRENCH DRAIN FILTER INSERT DaAwvxc No. FG-LP00002 F 0075 JPR 8/7/09 JPR 2/21/07 SHEET 1 OF 2 OUTLET GALLERY. OUTLET ADAPTER & BYPASS WEIR. Z. .q FILTER ELEMENT FILTERED FLOW OUTLET WITH GEOTEXTILE SLEEVE. - a w I a e 4 t a, DETAIL A SECTION VIEW BYPASS PVC TEE. SCALE: 1 x BYPASS FLOW FILTER ELEMENT FILTERED FLOW WITH GEOTEXTILE SLEEVE. DETAIL B SECTION VIEW ALTERNATE ADAPTER CONFIGURATION SCALE: 1X ' ALTERNATE ADAPTER CONFIGURATION. SEE DETAIL S. -CAPACITY PER 4 -FT. SEGMENT USED. TITLE Award° LoProTIMKRiSTNb KriStar Enterprises, Inc. 360 Sutton Place, Santa Rosa, CA 95407 TRENCH DRAIN FILTER INSERT sx wixc xo. Ph: w800.579.8819, Fax: 707.524.8186, wwwAristaccom IF SHEET xF a 0075 JPR 8/7/09 JPR 2/21/07 SHEET 2 OF 2 NDS TRENCH DRAIN FILTER DETAIL NOT TO SCALE ^IS SHALL BE BUTTED MLY AGAINST CURB ADJUSTED AS ORDER WORK DICTATES GRAVEL BAG CHECK DAM � j/\\ jj NOT TO SCALE CORE DRILL 4" DIAMETER HOLES 2' O/C FOR DRAINAGE INTO INF. TRENCH (WITHIN FOOTPRINT) IN DRIVEWAY, CONNECT PER DETAIL 11 ON THIS SHEET IN PATIO CAST -IN-PLACE CONCRETE TRENCH DRAIN 6" WIDE OPENING 12 NOT TO SCALE REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: PLANS PREPARED BY: 16/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 SECTION D -D �1,t,. ALB4c� 0 Q NO. 65513 Z EXP. 9/30/19 PT CIVIL \Q' �' CAL1FCF SLOPE TO DRAIN Q 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL AND COLOR FINISH 0 4" DIA. PVC RISER (LENGTH AS REQUIRED) ® TOP OF PAVING O SPEE-D BASIN, SEE DETAIL THIS SHEET © DRAINLINE NDS ROUND POLYOLEFIN GRATE W/ U.V. INHIBIIORS D DRAIN 3 REQUIRED) TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN 1-888.823-476 techservice@ndspm.com SEWER 8i DRAIN PIPE N.T.S. AREA DRAIN DETAIL 4 NOT TO SCALE 0.5' SPECIFIER CHART Total Sediment MODEL FILTER TYPE TRENCH WIDTH 'ID" ICUEAROIe Nm MINIMUM TRENCH DEPTH (FROM BOTTOM or Gium) SOLIDS STORAGE CAPACITY CUBICFEET TM FILTERED FLOW CUBIC FEET /SECOND �* TOTAL BYPASS CAPACITY CUBICFEET /SECOND FG-TDOF3 PIPE' 3.0 6.5 0.1 0.5 0.1 FG-TDOF4 PIPE' 4.0 6.5 0.2 0.5 0.1 FG-TDOF6 PIPE 6.0 6.5 0.4 0.5 0.2 FG-TDOF8 PIPE 8.0 1 6.5 0.7 1 0.5 0.3 FG-TDOF10 PIPE 10.0 6.5 0.9 0.5 0.5 FG-TOOF12 PIPE 12.0 6.5 0.9 1.0 0.6 FG-TDOF18 PIPE 18.0 6.5 1.3 1.5 1.1 FG-TDOF24 PIPE 24.0 6.5 1.8 2.0 1.5 FG-TDOA6 PANEL 6.0 4.5 0.4 0.2 0.2 FG-TDOAB PANEL 8.0 4.5 0.7 0.2 0.3 FG-TDOA10 PANEL 10.0 4.5 0.8 0.3 0.5 FG-TDOAl2 PANEL 12.0 4.5 1.0 0.4 0.6 FG-TDOA18 PANEL 18.0 4.5 1.4 FG-TDOA24 PANEL 24.0 4.5 1.8 1.1 1.5 ' ALTERNATE ADAPTER CONFIGURATION. SEE DETAIL S. -CAPACITY PER 4 -FT. SEGMENT USED. TITLE Award° LoProTIMKRiSTNb KriStar Enterprises, Inc. 360 Sutton Place, Santa Rosa, CA 95407 TRENCH DRAIN FILTER INSERT sx wixc xo. Ph: w800.579.8819, Fax: 707.524.8186, wwwAristaccom IF SHEET xF a 0075 JPR 8/7/09 JPR 2/21/07 SHEET 2 OF 2 NDS TRENCH DRAIN FILTER DETAIL NOT TO SCALE ^IS SHALL BE BUTTED MLY AGAINST CURB ADJUSTED AS ORDER WORK DICTATES GRAVEL BAG CHECK DAM � j/\\ jj NOT TO SCALE CORE DRILL 4" DIAMETER HOLES 2' O/C FOR DRAINAGE INTO INF. TRENCH (WITHIN FOOTPRINT) IN DRIVEWAY, CONNECT PER DETAIL 11 ON THIS SHEET IN PATIO CAST -IN-PLACE CONCRETE TRENCH DRAIN 6" WIDE OPENING 12 NOT TO SCALE REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: PLANS PREPARED BY: 16/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 SECTION D -D �1,t,. ALB4c� 0 Q NO. 65513 Z EXP. 9/30/19 PT CIVIL \Q' �' CAL1FCF SLOPE TO DRAIN Q 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL AND COLOR FINISH 0 4" DIA. PVC RISER (LENGTH AS REQUIRED) ® TOP OF PAVING O SPEE-D BASIN, SEE DETAIL THIS SHEET © DRAINLINE NDS ROUND POLYOLEFIN GRATE W/ U.V. INHIBIIORS D DRAIN 3 REQUIRED) TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN 1-888.823-476 techservice@ndspm.com SEWER 8i DRAIN PIPE N.T.S. AREA DRAIN DETAIL 4 NOT TO SCALE li DRAINAGE BASIN FOR ROOF DOWN DRAINS WITH KRYSTAR FLO GARD T -SERIES DRAIN NOT TO SCALE NOTE: 1. DRAINAGE BASIN IS NDS SPEE-D BASIN PART NO. 101 OR APPROVED EQUIVALENT. GRATE BY NDS PART NO. 60 OR APPROVED EQUIVALENT. 2. KRYSTAR FLO-GARD T -SERIES DRAIN INLET FILTER IS ROUND MODEL FF-TR6 3. OWNER TO INSPECT AND CLEAN EACH FILTER AFTER EACH RAIN EVENT. 4. SEE KRYSTAR AND NDS DETAILS THIS SHEET a w FloGard ® T -Series The FloGarde T -Series insert is an economical alternative catch basin insert for the collection of sediment and debris from stormwater runoff and other sources both during and after construction. The working chamber of the T -Series is made of durable geotextile fabric which is easily replaced and provides for flexibility, ease of maintenance and economy. It is designed to collect silt and debris, as well as petroleum hydrocarbons (oils and greases). As with all FloGare inserts, the T -Series performs as an effective filtering device at low flows ("first flush") and, because of the built-in high flow bypass, will not impede the system's maximum design flow. FloGarde T -Series inserts are available in sizes to fit most industry -standard flat -grated drainage inlets and yard drains. FloGardo T -Series catch basin inserts are recommended for areas subject to sediment and debris. They can also be used in areas with low -to -moderate levels of petroleum hydrocarbon (oils and grease) with the optional adsorbent pouches. Examples of such areas are private residences, vehicle parking lots, aircraft ramps, truck and bus storage yards, corporation yards, subdivision streets and public streets. Specifications: 0.5' Grate Total Sediment NDS INLET GRATE OR 50 o Grate OD in x in PPROVED EQUIVALENT NDS DRAIN BASIN OR APPROVED EUUIVAEE1qT- Filtered Flow Cep. cis Bypass Flow Cep. cfs ISTAR FLO-GARD T -SERIES 10x15.5 9 INLET FILTER 0.3 0.1 FG-TV64 14 x 14 VDRAIN UND MODEL FF-TR6 oE 0.33 DETAIL 8, THIS SHEET cm0E NDS DETAILS THIS SHEET 9 x 9 li DRAINAGE BASIN FOR ROOF DOWN DRAINS WITH KRYSTAR FLO GARD T -SERIES DRAIN NOT TO SCALE NOTE: 1. DRAINAGE BASIN IS NDS SPEE-D BASIN PART NO. 101 OR APPROVED EQUIVALENT. GRATE BY NDS PART NO. 60 OR APPROVED EQUIVALENT. 2. KRYSTAR FLO-GARD T -SERIES DRAIN INLET FILTER IS ROUND MODEL FF-TR6 3. OWNER TO INSPECT AND CLEAN EACH FILTER AFTER EACH RAIN EVENT. 4. SEE KRYSTAR AND NDS DETAILS THIS SHEET a w FloGard ® T -Series The FloGarde T -Series insert is an economical alternative catch basin insert for the collection of sediment and debris from stormwater runoff and other sources both during and after construction. The working chamber of the T -Series is made of durable geotextile fabric which is easily replaced and provides for flexibility, ease of maintenance and economy. It is designed to collect silt and debris, as well as petroleum hydrocarbons (oils and greases). As with all FloGare inserts, the T -Series performs as an effective filtering device at low flows ("first flush") and, because of the built-in high flow bypass, will not impede the system's maximum design flow. FloGarde T -Series inserts are available in sizes to fit most industry -standard flat -grated drainage inlets and yard drains. FloGardo T -Series catch basin inserts are recommended for areas subject to sediment and debris. They can also be used in areas with low -to -moderate levels of petroleum hydrocarbon (oils and grease) with the optional adsorbent pouches. Examples of such areas are private residences, vehicle parking lots, aircraft ramps, truck and bus storage yards, corporation yards, subdivision streets and public streets. Specifications: In(in) D Grate Total Sediment Filtered Square Model Inlet lD (in x in) Grate OD in x in Total Depth (in) Sediment Storage Ca cu tt Filtered Flow Cep. cis Bypass Flow Cep. cfs FG -N9 9x14 10x15.5 9 0.17 0.3 0.1 FG-TV64 14 x 14 11 x 16 9 0.33 0.4 0.3 FG -T9 7 x 7 9 x 9 6 0.04 0.1 0.1 FG -T1212 taste 12x12 6 0.05 0.1 0.1 FG -T18 15x15 taste 9 0.18 0.3 0.2 FG -T24 22x22 24 x 24 14 0.33 0.4 0.3 FG -T26 24 x 24 25 x 26 14 0.33 0.4 0.3 FF-TR6 5 6 5 0.03 0.05 0.08 FG-TR12 In(in) D Grate Total Sediment Filtered Bypass Round Model 12 OD ((in) Storage Flow Cap. Flow Cap. FG-TR18 15 In 9 ou ft ol, felai FF-TR6 5 6 5 0.03 0.05 0.08 FG-TR12 10 12 7 0.07 0.1 0.1 FG-TR15 12 15 9 0.12 0.2 0.2 FG-TR18 15 18 9 0.46 0.4 0.3 FG -TRW 18 20 9 0.70 0.6 0.4 FG -1124 22 24 14 1.09 0.9 0.5 FG-TR25 24 25 14 1.32 0.9 0.5 Trench Drain Inlet Grate Total Sediment Filtered Bypass Model*` width Width Depth(in) Storage Flow Cap. Flow Cap. per STD -405-L 9 In In GENERAL NOTES: Cap. cu R Ma cis FG-TD6T 4 6 e 0.06 0.2 0.1 FG-TD8T 6 8 6 0.11 0.2 0.1 FG -70107 8 10 6 0.17 0.3 0.2 FG-TD72T 10 12 6 0.22 0.3 0.2 FG-TD14T 12 14 6 0.28 0.4 0.2 •TIanch Drain sections In standard ]4' lengths 6" DOWNSPOUT CATCH BASIN W/ FILTER Commercial Development Resources Today's Ideas. Tomorrow's Reality. 4121 Westerly Place 9112 Newport Beach CA 92660 T 949-640-8997 www.CDRwest.com NOT TO SCALE 31)¢' 18" 17' 4 11� 10 4r 2. 4 E E �J 6 8 E Imin. min.l 11 E PRIVATE 7 0 SERVICE LINE n 13 3 6 13 5 12 45 - CONSTRUCTION NOTES: Oi Male IPT brass nipple on (private) service line. g main Ise O2 Bronze mater flange, female IPT Inlet. Ford CF -31-77 or Jonas J-129. 1r see general nota no. i C) Motor shall be Installed by City after meter box Is in place. ® Angle malar ball slap with female IPT inlet and O Double bronze strap service saddle with Iron Pipe Thread. tee -head with lock -wing, Jones J -1974W or Ford Jones J-979 or Ford 202B-IP7. BFA13-777W. 10 Concrete meter box Elsie #655X Boxes subject to traffic O5 Type "K" rigid copper tubing. loading require steel traffic covers. © Long radius 90' elbow, NIBCO or equivalent domestic 11 Copper 45' elbow, NIBCO or equivalent domestic copper copper fitting. fitting. O lmer if coupling, NIBCO over equivalent feet an snot copper 12 2' Brass coupling, (threaded) on Corp. Fi 13 Copper adapter, mala IPT x wrot copper. Lee 15-101 © Male IPT inlet by male IPT outlet ball corporation atop, or equal. Jones J-1943 or Ford FB -500-7. GENERAL NOTES: 1. Wrot copper, sliver brazed, solder couplings will be permitted at Intervals of 20 feet or greater. 2. Tubing may not be bent. All deflections and changes in direction of copper tube shall be a accomplished by means of wrot copper fittings. Bent or damaged copper lines shall be rejected. 3. See STD -516-L for minimum spacing of multiple service connections. 4. See STO-505-1- for service connections on steel water mains. 5. Lead solder shall not be used. Solder shall be silver based material. 6. Flare and compression fittings are strictly prohibited. 7. Maintain positive slope in service line from water main to meter box. Main may be topped at spring line (by special permission only) where mains are shallow or other conditions warrant. 8. All fittings shall be 2' diameter. "9. Where services are to be installed on steel water mains, refer to STD -505-L CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT -- RCE NO. 36106 PUBLIC WORKS DIRECTOR 2" WATER SERVICE Drawn: M.E as Scale: N.T.S. Date: Jan. 2004 e.I. ova i swsTow°o-n DRAWING NO. TD -5 -L Y OF NEWPORT BE/ PUBLIC WORKS DEPARTMENT WATER MAIN TAP ; i APPROVED: CONSTRUCTION NOTES: RCE NO. 36106 O CONSTRUCTION NOTES: m. SPECIAL NOTE: Under 09 circumstances shall O1 " Install tapping sleevese (ageneral notes be allowed! All sewer laterals shall be inspected by the Utilities Dept. for tapping aleeve specifications). and be replaced if necessary to meet current city standards. Sewer lateral connection OZ Install resilient wedge tapping valve. Refer per STD -405-L 9 3 to City of Newport Beach design criteria�� GENERAL NOTES: OInstall for wive requirements. �P!��� 1. For slope lass than Y" per foot a 6" lateral shall be used with a minimum QInstall mechanical joint, flanged or push slope = )§" per foot. joint outlet. Refer to project plana. 3. Pipe and fittings shall be either SDR -35 PVC or VCP. ® Install thrust block per STD -510-L 2. A cleanout sholl be installed on all sewer lateral connections. OInstall valve box cover par STD -511-L 3. Cleanout shall be installed at property line. O3 4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 47T or J.&R. No. 4T © B" P.V.C. schedule 40. f ® 4'x 4' (or 6"x 6") SDR -35 PVC wye branch GENERAL NOTES: 5. Cleanout covers placed In sidewalks may be Brooks Products No.1 -RB 1. All tapping sleeves must be a minimum of 24" from nearest �y OS pint or service. 2. Tapping sleeve shall be applied only to ductile Iron or e. Sewer cleanout riser pipe material shall be SDR -35 PVC except where asbestos cement pipe. existing sewer mole is VCP in which case VCP pipe and fittings shall be 3. All topping sleeves shall be full circle type. used. 4. All sleeves shall be stainless steel (flange included). 7. PVC shall be SDR -35 per ASTM 3034. S. For all standard taps, use Rockwell tapping ales" No. 8. PVC pipe and fittings shall be bedded with -Y4 crushed rock material. 5-L 662 with stainless steel bolts, Power seal all stainless steel In areas of ground water or tide water ifi" crushed rock. OB #4390, or Hydrometric JCM 432 all stainless steel. 9, Where VCP materials are used, bedding shall be standard. 6. For all size on size taps, use Rockwell tapping sleeve No. 10. Single family residences shall be 4' diameter all others shall be 6". 663 with stainless steal bolts. Y OF NEWPORT BE/ PUBLIC WORKS DEPARTMENT WATER MAIN TAP ; i APPROVED: CONSTRUCTION NOTES: RCE NO. 36106 O PUBLIC WORKS DIRECTOR WATER SERVICE AND MAIN TAP DETAIL NOT TO SCALE i Sidewalk (or alley surface) Riser. Caulder or Fames coupling & stopper to be installed 6' below finished grade. Chisel "S" on face of concrete curb over lateral. 3" high letter. Y4" deep.7 Curb & gutters Finished street \J Ll Minimum Slope: Ya per linear foot CONSTRUCTION NOTES: or 2.005 O 8" x e (or 8" x 6') SDR -35 PVC Wye branch fitting. SPECIAL NOTE: Under 09 circumstances shall ABS pipe or fittings be allowed! All sewer laterals shall be inspected by the Utilities Dept. 4" (or 6") diameter sewer lateral pipe per STD -406-L and be replaced if necessary to meet current city standards. Sewer lateral connection per STD -405-L 9 3 CONSTRUCTION NOTES: GENERAL NOTES: OInstall sewer cleanout cover per applicable 1. For slope lass than Y" per foot a 6" lateral shall be used with a minimum portions of STD -511 -1 -Triangular cover with slope = )§" per foot. S" on top. 3. Pipe and fittings shall be either SDR -35 PVC or VCP. O 4" (or 6") SDR -35 PVC sewer pipe with 2. A cleanout sholl be installed on all sewer lateral connections. Oand gasketed. Integral bell and spigot joints. 3. Cleanout shall be installed at property line. O3 4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 47T or J.&R. No. 4T marked sewer. ® 4'x 4' (or 6"x 6") SDR -35 PVC wye branch fltting. 5. Cleanout covers placed In sidewalks may be Brooks Products No.1 -RB APPROVED: and No.1-R (concrete cover) or J.&R. No. 1-R by special permission only. OS 4" (or 6") ABS stopper (where laterals are SEWERLATERAL stubbed) e. Sewer cleanout riser pipe material shall be SDR -35 PVC except where CONNECTION TYPE "All existing sewer mole is VCP in which case VCP pipe and fittings shall be © 4' (or 6") short piece, SDR -35 PVC, 6" used. Date: Jan. 2004 long. 7. PVC shall be SDR -35 per ASTM 3034. O7 4' (or 6") rubber mechanical banded seal 8. PVC pipe and fittings shall be bedded with -Y4 crushed rock material. 5-L damp. Famco or City approved equal. In areas of ground water or tide water ifi" crushed rock. OB 4" (or 6") private sewer pipe. 9, Where VCP materials are used, bedding shall be standard. O 8'x 4' (or 6") wye branch fitting. SDR -35 10. Single family residences shall be 4' diameter all others shall be 6". PVC. 10 Install ABS stopper in rubber coupling. Use 11. Saddle type connections to sewer mains are prohibltied, except by spacial Mission Clay Products stopper or approved permission from the Utilities Superintendent. (Than only on old concrete equal. mains with heavy flows.) 11 Sidewalk replacement shall be in full panel. 12. Glue or solvent joints are prohibited. CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT SEWERLATERAL WITH RCE NO. 36106 PUBLIC WORKS DIRECTORDrawn-CLEANOUT Dwn: Elias Scale: N.T.S. Date: Jan. 2004 Ora aw):.ums sti�ro is"� :" DRAWING NO. STD -406-L SEWER CLEANOUT DETAIL NOT TO SCALE V.C.P. & P.V.C. SEWER LATERAL CONNECTION TYPE "A" 2 5 - _ - _ - _ - minimum elope = Y4" per linear foot 1 ti 2 PROFILE VIEW NOT TO SCALE DETAILS SHEET THE WONG RESIDENCE C-03 1316 WEST BAY NEWPORT BEACH, CA 03 OF 03 �1 CONSTRUCTION NOTES: GENERAL NOTES: O 8" x e (or 8" x 6') SDR -35 PVC Wye branch fitting. 1. All residential sewer laterals shall be 4" diameter. All condo conversions shall be 6' diameter. O 4" (or 6") diameter sewer lateral pipe per STD -406-L 2. All commercial sewer laterals shall be a minimum of 6" 3 8" diameter, banded, rubber mechanical coupling. Famco or diameter. Larger commercial laterals require special Caulder. Bands shall be stainless steel. Mission repair design. couplings for all wye cut -ins 3. Pipe and fittings shall be either SDR -35 PVC or VCP. ® Existing 8' VCP sewer main. PVC is preferred. ABS pipe is strictly prohibited. Oand 4" (or 6') 45' ELI. Rotate fitting to provide proper vertical 4. Pipe and flttings shall not be glue -joint type fittings. horizontal alignment. 5. Glue -joints are prohibited. CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT SEWERLATERAL RCE NO. 361N PUBLIC WORKS DIRECTOR CONNECTION TYPE "All M. Dmwa:n.2004 Scale. N.T.S. Scat Date: Jan. 2004 sw,sxo se.w DRAWING NO. TD- 5-L SEWER LATERAL CONNECTION DETAIL 12 NOT TO SCALE DETAILS SHEET THE WONG RESIDENCE C-03 1316 WEST BAY NEWPORT BEACH, CA 03 OF 03 �1 STRUCTURAL GENERAL NOTES YMIIK ISWIIIOMTF ..CKFRLMG. COII"AT-1NN rHOWO Yr(UT1011. I AA 1 i 11 Mu.— LJ au®, .. ."". �.r'a•"-ee< �m�iw.""°'.,..n".'...00.o,.,.. COMC11eIe..., S. 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ELEVATION v 315 3o \ _.J `.g1P'rz.m� I�fr�� E i(`� � BOTTOMLESS TRENCH DRAIN '^' B a.� t.ee m,,, n:/ ' •:�'�� ��° ,,,,�e,r. s;i =� � P>uv°" �2::• � ¢ 1¢r,.,ci —zr.:v b �i wr 0 n. : y 6 Re, I § TIE -BACK TO CAISSON CONN • G TYPICAL SECTION QZ VM Z IF] 11 `' ue>s z:uonv tl-Ltlrmn,�,..n. oLTy. w SFRIMI O -O roH[cwvn, m":vus ` 3 I.IfI Y w+ m mr M v!n � � � OB 6 CAISSON 11-1 L COVER CAP DETAIL + M VELOCITY REDUCER DETAIL N 6 -- a �R Z s 3 �Y r G uvs .uHw IQ MIS Y 15yyyII11 M H,LL Sw� .I M'wOIO[ sR ,RnK,IF o. [m�v.:0 Ii�:lo,l,ncrsaw.Sme SW t!Z14n,TtmvuWl,a.tl NTOE -2 R S. SLPROTECTION N Tl• T OF OPEu GUARDRAIL DETAIL - V 3o M 8.22 TC (7.84 FS) / (8.45 FS) MATTTC8.36 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, (8.14 \ (7.85 / 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET 8.25 RIM 8.3EXISTING 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. SEWER (7.8 INVMATCH 8.27 IN (7.85 FS \ 8.27 FS / 7.70 TOP OF INF. TREE+ 6.20 BOTTOM OF INF. 8.36 TG 7.86 INV OF TRENCH DRAIN 8.39 TC (7.86 FS) OUT OF TRENCH DRAIN 8.06 INV MATCH (7.84 FS) 8.39 TC (7.85 FS) 7.92 INV / 8.39 TC (7.84 FS) REVISIONS 8.27 TC (7.81 FS) 5.0' INV -IN Co ro CO 10 ' co/ 7;4% DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: 7.1' 7 7.0' PPS a� 7.28 INV -OUT 5.0 sj a a` Q a a m27 \ 8.65 FS 6 0 54 FS � a r.0% \ a a a � 24 8.78 `20.5 FS \ 8.70 FS 2 -CAR GARAGE FF=9.16 \ CONSTRUCTION NOTES 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, N \ 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET N 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. \� 23 22 CONSTRUCT 2' WIDE AND 1.5' DEEP INFILTRATION TRENCH PER DETAIL 11, SHEET 03. 8.27 IN .25.0 Q \ N / OVERFLOW N 2g INSTALL 3" SDR -45 PVC DRAIN PIPE OUTLET 28 CONNECT 4" SDR -45 PIPE TO INFILTRATION TRENCH \\\� o 7.78 INV 23 23 8.95 TG \\ \ 9 \� S,\ \ N14°44 p6 E PROPERTY LINE \ 109.92, - - PROPOSED STORM DRAIN 22 3 4 / �\ ` 7.92 INV __100- _ EXISTING CONTOUR za m m m m T\ \ � r.o��\ \ 7.961NV \ �\ 8.89 TG 21.061NV--OUT PROPOSED SITE WALL \ \ \` 8.03 INV C _ _ PROPOSED INFILTRATION TRENCH 24� S=0.01 STORM DRAIN SLOPE 9.02 FS m \ \ \ \ rA�o 23 29 \ \S, \ 1.0_ % 1. x"90 CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF 21 9.25TG 08.33 INV -024 6\0\r \ 9,12 FS \ START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY 8.18 INV m m INV 7�\ o CM2 m m CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT ' 8.80 FS 7 68TH 8.71 TG 3;0 0 21 8.03 INV -OUT \\ � 24 55 FS 9.16 DOOR \\ 8.67 FS \ 7.60 INV \ PLANS PREPARED BY: 59.2' PROPOSED 3 -STORY RESIDENCE FF=9.50 8.52 INV -O FS 8.95 TG GB 8.53 INV BOTTOM OF 29 8.18 INV TRENCH DRAIN 9.50 21 9.15 TG 21 9.31 TG �\ \ DOOR 8.231NV-OUT 39INV-UT Q 24 �\\ 9.02 F C 9.02 FS N 23 \\ o 5.0" Ln zo r.o� { 4 22 8.12 TOP OF INF. TRENCH 6.62 BOTTOM OF INF. TRENCH u 7 \ 9.00 FS 21 9.29 TG 9.35 TS8.77 FS \� 8.37 INV -OUT \� 21 .13 TG 8.21 INV -OUT 219.22 TG \ �\ 998 NV 8.301NV-OUT 29 7791NV 10% 8-0 29 29 24 sem\ 24 \ �\ N1sao32g„Ero992, \ \ \\ T \ 0 Q NO. 65513 Z EXP. 9/30/19 16/17Cl AARON M. ALBERTSON DATE STgrE of CALtF`P R.C.E. 65513 EXP. 9/30/19 Commercial Development Resources Today's Ideas. Tomorrow's Reality. 4121 Westerly Place 9112 Newport Beach CA 92660 T 949-640-8997 www.CDRwest.com 0 CONSTRUCTION NOTES 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, N SHEET 03. 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET N 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. 22 CONSTRUCT 2' WIDE AND 1.5' DEEP INFILTRATION TRENCH PER DETAIL 11, SHEET 03. 8.27 IN .25.0 Q 24 DIRECT DOWN SPOUT TO 6" FILTERED AREA DRAIN SYSTEM PER DETAIL 10, SHEET 03, N / OVERFLOW N 2g INSTALL 3" SDR -45 PVC DRAIN PIPE OUTLET 28 CONNECT 4" SDR -45 PIPE TO INFILTRATION TRENCH Q � o LEGEND 23 8.95 TG ` PROPOSED PAVEMENT LANDSCAPING PROPERTY LINE 8.45 INV /20 - - PROPOSED STORM DRAIN 22 3 4 / Q (165.22 FS) EXISTING SPOT ELEVATION __100- _ EXISTING CONTOUR 100 PROPOSED CONTOUR EXISTING BUILDING PROPOSED BUILDING WALL PROPOSED SITE WALL C _ _ PROPOSED INFILTRATION TRENCH 24� S=0.01 STORM DRAIN SLOPE N rA�o C6 1.0_ % 1. x"90 CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF 9,31 FS -GB 8.95 TG START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY 8.18 INV m m INV ? o CM2 m m CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT \ m m GRADING NOTES 10. T 1. PER CRC (CALIFORNIA RESIDENTIAL CODE) SECTION R317.13 THE MINIMUM DISTANCE m m m m m BETWEEN EXTERIOR FINISH GRADE AND BOTOM OF TREATED SILL PLATE SHALL BE 3" TO J CONCRETE FINISH AND 8" TO SOIL, m m \ m o ' 10.00 T( ALL TRENCHING WORK DONE IN ALLEY WILL REQUIRE RESTORATION WORK PER CITY OF NEWPORT BEACH STANDARD 105 -L -F, SEE SHEET C.501 9.06 FS 11.08 TW)J 10.00 TC 9.02 FS PPS ` 0 QI- 5 0 5 10 GRAPHIC SCALE SCALE: >"= 5' PRECISE DRAINAGE PLAN THE WONG RESIDENCE 1316 WEST BAY NEWPORT BEACH, CA SHEET C-01 01 OF 03 CONSTRUCTION NOTES 20 INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN WITH FILTER PER DETAIL 7 & 12, SHEET 03. 21 INSTALL 6" AREA DRAIN AND KRYSTAR DRAIN INLET PER DETAIL 4 & 5, 6, AND 10, SHEET 03 CONTRACTOR TO SECURE FILTER WITH 2 BOLT DOWNS OR 2 SCREWS. 22 CONSTRUCT 2' WIDE AND 1.5' DEEP INFILTRATION TRENCH PER DETAIL 11, SHEET 03. 23 INSTALL 4" SDR -45 PVC DRAINPIPE 24 DIRECT DOWN SPOUT TO 6" FILTERED AREA DRAIN SYSTEM PER DETAIL 10, SHEET 03, 25 NOT USED ON THIS SHEET 2g INSTALL 3" SDR -45 PVC DRAIN PIPE 27 INSTALL 45' BEND 28 CONNECT 4" SDR -45 PIPE TO INFILTRATION TRENCH 29 INSTALL 4" X 4" SDR -45 PVC TEE LEGEND EXISTING CONCRETE ` PROPOSED PAVEMENT LANDSCAPING PROPERTY LINE - CENTERLINE - - PROPOSED STORM DRAIN 16� PROPOSED SPOT ELEVATION (165.22 FS) EXISTING SPOT ELEVATION __100- _ EXISTING CONTOUR 100 PROPOSED CONTOUR EXISTING BUILDING PROPOSED BUILDING WALL PROPOSED SITE WALL C _ _ PROPOSED INFILTRATION TRENCH S=0.01 STORM DRAIN SLOPE 1.0% SURFACE GRADIENT rA�o GENERAL NOTES 1. x"90 CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFORE ANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY DISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF ? EXISTING UTILITIES. 2. CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THE FIELD. GRADING NOTES 10. T 1. PER CRC (CALIFORNIA RESIDENTIAL CODE) SECTION R317.13 THE MINIMUM DISTANCE 9.06 FS BETWEEN EXTERIOR FINISH GRADE AND BOTOM OF TREATED SILL PLATE SHALL BE 3" TO CONCRETE FINISH AND 8" TO SOIL, 2. ALL DRAINAGE PIPES TO HAVE MINIMUM 1% SLOPE 3. ALL TRENCHING WORK DONE IN ALLEY WILL REQUIRE RESTORATION WORK PER CITY OF NEWPORT BEACH STANDARD 105 -L -F, SEE SHEET C.501 QI- 5 0 5 10 GRAPHIC SCALE SCALE: >"= 5' PRECISE DRAINAGE PLAN THE WONG RESIDENCE 1316 WEST BAY NEWPORT BEACH, CA SHEET C-01 01 OF 03 REVISIONS z V BMP NOTES v a 1 WM-1 NON -STORM WATER MANAGEMENT MATERIALS SHALL BE STORED ON—SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM NS -6 ILLICIT CONNECTION / ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTION IMMEDIATELY AND CONTRACTOR SHALL OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDES A RESPONSE. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF—SITE. NS -9 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. DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: 01 PLANS PREPARED BY: 16/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON—SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM SE -7 STREET SWEEPING AND VAUUMING RAIN AND WIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH THE PRODUCT DIRECTIONS WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY TEMPORARY SEDIMENT BARRIER AND SE -10 STORM DRAIN INLET PROTECTION COVERED TO MAINTAIN DUST CONTROL WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN—UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON—SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. SOLID WASTE RESULTING FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN WM-5 SOLID WASTE MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE REMOVED FROM THE SITE AND 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 REQUIREMENT OF THE CITY. WM-9 SANITARY/SEPTIC WASTE MANAGMENT SANITARY OR SEPTIC WASTES SHOULD BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. CICVJIVIY VVIY I r%VL DIYIr' 5 :r�elyum��ay��a�r�-a-�iriiarlr��illrrirzyewr�e»rir��r��r�urmrc�iriirL��rnr��uiri TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM INSTALL BERMS ON A LEVEL CONTOUR TO INTERCEPT SHEET FLOWS. SE -7 STREET SWEEPING AND VAUUMING STREET SHALL BE SWEEPED AND SEDIMENT COLLECTED AND DISPOSED OF EDITION BY THE CALIFORNIA STORMWATER QUALITY OFF—SITE ON A DAILY BASIS. 00000 . GRAVEL BAGS ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVELBAGS OR SE -10 STORM DRAIN INLET PROTECTION CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. PLACE INLET PROTECTION AT NEAREST DOWNSTREAM STORM DRAIN INLET. 0. Q p Q NO. 65513 Z EXP. 9/30/19 sT CIV1L �Q' \OF CAL%' Commercial Development Resources C 1> Today's Ideas. Tomorrow's Reality. 4121 Westerly Place 9112 Newport Beach CA 92660 T 949-640-8997 www.CDRwest.com THICKNESS UNKNOWN / N�601R3��pV PACE SEAWAtL % CONSTRUCTION NOTES O1 GRAVEL BAG BERM PER DETAIL 9, SHEET 7 O APPLY WIND EROSION CONTROL(WE-1) O3 PERFORM SWEEPING AND VACUUMING DAILY(SE-7) ® APPLY GRAVEL BAG INLET PROTECTION (SE -10) PER DETAIL 8, SHEET 7 LEGEND: O CONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK- CONSTRUCTION, LATEST EDITION BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. 00000 . GRAVEL BAGS CIL D GRAVEL BAG INLET PROTECTION DRY SEASON REQUIREMENTS (MAY - SEPTEMBER) 1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED. 2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS. 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SIT, STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. WET SEASON REQUIREMENT (OCTOBER - APRIL) 1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, ATALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPSs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 4. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 5. 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 MATERIAL IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 6. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF HIS REQUIREMENT. 5 0 5 10 GRAPHIC SCALE SCALE: >"= 5' EROSION CONTROL PLAN SHEET THE WONG RESIDENCE C-02 1316 WEST BAY NEWPORT BEACH, CA 02 OF 03 N 3" MIN. OPENING BETWEEN BAGS TOP ROW A SECTION A -A ED A GRAVEL BAGS 9 NOT TO SCALE DOWN DRAIN DOWN OUTLET DRAINAGE BASIN FOR ROOF DOWN DRAINS SEE DETAIL 4, 5, AND 6 THIS SHEET OUTLET PIPE GRAVELLAYER DOWNSPOUT DETAIL �o NOT TO SCALE CONIC SLAB PER PLAN 4LOPE PER PLAN T NDS CHANNEL GRATE. PEDESTRIAN RATED ON PATIO AND TRAFFIC RATED IN THE DRIVEWAY. CAST -IN-PLACE 6" WIDE TRENCH DRAIN. SEE DETAIL 12 ON THIS SHEET. SLOPE PER PLAN �E �Y vY?� -Y = yYVY � � _y�Y= .yYC; • • • • • IF'I�.1�1�1�'I�I�I-�I�I�� 9 • • cI ' • • -• • is '• • • " • • INFILTRATION PIT DETAIL NOT TO SCALE TRAFFIC RATED GRATE AT DRIVEWAY PEDESTRIAN RATED GRATE AT PATIO SEE ARCHITECTURAL PLANS FOR MATERIAL AND FINISH TRENCH DRAIN OR APPROVED EQUIVALENT COMPACTED SUB GRADE NOTES: 1. Filter outlet adapter shall be constructed from stainless steel Type 3134. 2. Filter element is constructed from polypropylene woven monofilament geotextile surrounding a perforated filter housing. Filter element shall not allow the retention of water between storm events. 3. Filter inserts are supplied with "clip -in" filter pouches utilizing Fossil Rock'"' filter medium for the collection and retention of petroleum hydrocarbons (oils & greases). 4. FloGard@ LoPro'' filter inserts and Fossil Rock" filter medium pouches must be maintained in accordance with manufacturer recommendations. 5. Outlet adapter can accommodate outlet openings at right angles and/or bottom outlet openings. 6. For alternate outlet adapter configurations used for extremely shallow trench drains contact Kristar Enterprises for engineering assistance. 7. Filter element should be a minimum of one half the length of trench. Confine Flow rate upon ober. CONCRETE TRENCH DRAIN. (SHOWN) CURB. �.. OUTLET. -� RUBBER GASKEr EARTH.i•° i MATERIAL OUTLET ADAPTOR & BYPASS WEIR. REMOVABLE CAP FOR FILTER ELEMENT SHEATHED IN GEOTEXTILE PERIODIC MAINTENANCE SLEEVE. SEE NOTE 2. I FOSSIL ROCK' ABSORBENT POUCHES. TM KriStar Enterprises, Inc. Award Lo P ro p 360 Sutton Place Santa Rasa CA 95407 Ph: 800.579.8819, Fax: 707.524.8186, wwwAristancom TRENCH DRAIN FILTER INSERT DaAwvxc No. FG-LP00002 F 0075 JPR 8/7/09 JPR 2/21/07 SHEET 1 OF 2 OUTLET GALLERY. OUTLET ADAPTER & BYPASS WEIR. Z. .q FILTER ELEMENT FILTERED FLOW OUTLET WITH GEOTEXTILE SLEEVE. - a w I a e 4 t a, DETAIL A SECTION VIEW BYPASS PVC TEE. SCALE: 1 x BYPASS FLOW FILTER ELEMENT FILTERED FLOW WITH GEOTEXTILE SLEEVE. DETAIL B SECTION VIEW ALTERNATE ADAPTER CONFIGURATION SCALE: 1X 0.5' SPECIFIER CHART Total Sediment MODEL FILTER TYPE TRENCH WIDTH 'ID" ICUEAROIe Nm Z SOLIDS STORAGE CAPACITY CUBICFEET TM Q: TOTAL BYPASS CAPACITY CUBICFEET /SECOND FG-TDOF3 PIPE' 3.0 6.5 0.1 0.5 0.1 FG-TDOF4 Ln 4.0 6.5 0.2 a'. 0.1 O PIPE 6.0 6.5 0.4 0.5 0.2 FG-TDOF8 PIPE 8.0 1 6.5 .4 1 0.5 0.3 FG-TDOF10 PIPE 4 a s 0.9 - 0.5 FG-TOOF12 PIPE 12.0 6.5 0.9 NOTES: 1. Filter outlet adapter shall be constructed from stainless steel Type 3134. 2. Filter element is constructed from polypropylene woven monofilament geotextile surrounding a perforated filter housing. Filter element shall not allow the retention of water between storm events. 3. Filter inserts are supplied with "clip -in" filter pouches utilizing Fossil Rock'"' filter medium for the collection and retention of petroleum hydrocarbons (oils & greases). 4. FloGard@ LoPro'' filter inserts and Fossil Rock" filter medium pouches must be maintained in accordance with manufacturer recommendations. 5. Outlet adapter can accommodate outlet openings at right angles and/or bottom outlet openings. 6. For alternate outlet adapter configurations used for extremely shallow trench drains contact Kristar Enterprises for engineering assistance. 7. Filter element should be a minimum of one half the length of trench. Confine Flow rate upon ober. CONCRETE TRENCH DRAIN. (SHOWN) CURB. �.. OUTLET. -� RUBBER GASKEr EARTH.i•° i MATERIAL OUTLET ADAPTOR & BYPASS WEIR. REMOVABLE CAP FOR FILTER ELEMENT SHEATHED IN GEOTEXTILE PERIODIC MAINTENANCE SLEEVE. SEE NOTE 2. I FOSSIL ROCK' ABSORBENT POUCHES. TM KriStar Enterprises, Inc. Award Lo P ro p 360 Sutton Place Santa Rasa CA 95407 Ph: 800.579.8819, Fax: 707.524.8186, wwwAristancom TRENCH DRAIN FILTER INSERT DaAwvxc No. FG-LP00002 F 0075 JPR 8/7/09 JPR 2/21/07 SHEET 1 OF 2 OUTLET GALLERY. OUTLET ADAPTER & BYPASS WEIR. Z. .q FILTER ELEMENT FILTERED FLOW OUTLET WITH GEOTEXTILE SLEEVE. - a w I a e 4 t a, DETAIL A SECTION VIEW BYPASS PVC TEE. SCALE: 1 x BYPASS FLOW FILTER ELEMENT FILTERED FLOW WITH GEOTEXTILE SLEEVE. DETAIL B SECTION VIEW ALTERNATE ADAPTER CONFIGURATION SCALE: 1X ' ALTERNATE ADAPTER CONFIGURATION. SEE DETAIL S. -CAPACITY PER 4 -FT. SEGMENT USED. TITLE Award° LoProTIMKRiSTNb KriStar Enterprises, Inc. 360 Sutton Place, Santa Rosa, CA 95407 TRENCH DRAIN FILTER INSERT sx wixc xo. Ph: w800.579.8819, Fax: 707.524.8186, wwwAristaccom IF SHEET xF a 0075 JPR 8/7/09 JPR 2/21/07 SHEET 2 OF 2 NDS TRENCH DRAIN FILTER DETAIL NOT TO SCALE ^IS SHALL BE BUTTED MLY AGAINST CURB ADJUSTED AS ORDER WORK DICTATES GRAVEL BAG CHECK DAM � j/\\ jj NOT TO SCALE CORE DRILL 4" DIAMETER HOLES 2' O/C FOR DRAINAGE INTO INF. TRENCH (WITHIN FOOTPRINT) IN DRIVEWAY, CONNECT PER DETAIL 11 ON THIS SHEET IN PATIO CAST -IN-PLACE CONCRETE TRENCH DRAIN 6" WIDE OPENING 12 NOT TO SCALE REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: PLANS PREPARED BY: 16/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 SECTION D -D �1,t,. ALB4c� 0 Q NO. 65513 Z EXP. 9/30/19 PT CIVIL \Q' �' CAL1FCF SLOPE TO DRAIN Q 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL AND COLOR FINISH 0 4" DIA. PVC RISER (LENGTH AS REQUIRED) ® TOP OF PAVING O SPEE-D BASIN, SEE DETAIL THIS SHEET © DRAINLINE NDS ROUND POLYOLEFIN GRATE W/ U.V. INHIBIIORS D DRAIN 3 REQUIRED) TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN 1-888.823-476 techservice@ndspm.com SEWER 8i DRAIN PIPE N.T.S. AREA DRAIN DETAIL 4 NOT TO SCALE 0.5' SPECIFIER CHART Total Sediment MODEL FILTER TYPE TRENCH WIDTH 'ID" ICUEAROIe Nm MINIMUM TRENCH DEPTH (FROM BOTTOM or Gium) SOLIDS STORAGE CAPACITY CUBICFEET TM FILTERED FLOW CUBIC FEET /SECOND �* TOTAL BYPASS CAPACITY CUBICFEET /SECOND FG-TDOF3 PIPE' 3.0 6.5 0.1 0.5 0.1 FG-TDOF4 PIPE' 4.0 6.5 0.2 0.5 0.1 FG-TDOF6 PIPE 6.0 6.5 0.4 0.5 0.2 FG-TDOF8 PIPE 8.0 1 6.5 0.7 1 0.5 0.3 FG-TDOF10 PIPE 10.0 6.5 0.9 0.5 0.5 FG-TOOF12 PIPE 12.0 6.5 0.9 1.0 0.6 FG-TDOF18 PIPE 18.0 6.5 1.3 1.5 1.1 FG-TDOF24 PIPE 24.0 6.5 1.8 2.0 1.5 FG-TDOA6 PANEL 6.0 4.5 0.4 0.2 0.2 FG-TDOAB PANEL 8.0 4.5 0.7 0.2 0.3 FG-TDOA10 PANEL 10.0 4.5 0.8 0.3 0.5 FG-TDOAl2 PANEL 12.0 4.5 1.0 0.4 0.6 FG-TDOA18 PANEL 18.0 4.5 1.4 FG-TDOA24 PANEL 24.0 4.5 1.8 1.1 1.5 ' ALTERNATE ADAPTER CONFIGURATION. SEE DETAIL S. -CAPACITY PER 4 -FT. SEGMENT USED. TITLE Award° LoProTIMKRiSTNb KriStar Enterprises, Inc. 360 Sutton Place, Santa Rosa, CA 95407 TRENCH DRAIN FILTER INSERT sx wixc xo. Ph: w800.579.8819, Fax: 707.524.8186, wwwAristaccom IF SHEET xF a 0075 JPR 8/7/09 JPR 2/21/07 SHEET 2 OF 2 NDS TRENCH DRAIN FILTER DETAIL NOT TO SCALE ^IS SHALL BE BUTTED MLY AGAINST CURB ADJUSTED AS ORDER WORK DICTATES GRAVEL BAG CHECK DAM � j/\\ jj NOT TO SCALE CORE DRILL 4" DIAMETER HOLES 2' O/C FOR DRAINAGE INTO INF. TRENCH (WITHIN FOOTPRINT) IN DRIVEWAY, CONNECT PER DETAIL 11 ON THIS SHEET IN PATIO CAST -IN-PLACE CONCRETE TRENCH DRAIN 6" WIDE OPENING 12 NOT TO SCALE REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 10/16/2017 APP'V'D BENCHMARK: PLANS PREPARED BY: 16/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 SECTION D -D �1,t,. ALB4c� 0 Q NO. 65513 Z EXP. 9/30/19 PT CIVIL \Q' �' CAL1FCF SLOPE TO DRAIN Q 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL AND COLOR FINISH 0 4" DIA. PVC RISER (LENGTH AS REQUIRED) ® TOP OF PAVING O SPEE-D BASIN, SEE DETAIL THIS SHEET © DRAINLINE NDS ROUND POLYOLEFIN GRATE W/ U.V. INHIBIIORS D DRAIN 3 REQUIRED) TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN 1-888.823-476 techservice@ndspm.com SEWER 8i DRAIN PIPE N.T.S. AREA DRAIN DETAIL 4 NOT TO SCALE li DRAINAGE BASIN FOR ROOF DOWN DRAINS WITH KRYSTAR FLO GARD T -SERIES DRAIN NOT TO SCALE NOTE: 1. DRAINAGE BASIN IS NDS SPEE-D BASIN PART NO. 101 OR APPROVED EQUIVALENT. GRATE BY NDS PART NO. 60 OR APPROVED EQUIVALENT. 2. KRYSTAR FLO-GARD T -SERIES DRAIN INLET FILTER IS ROUND MODEL FF-TR6 3. OWNER TO INSPECT AND CLEAN EACH FILTER AFTER EACH RAIN EVENT. 4. SEE KRYSTAR AND NDS DETAILS THIS SHEET a w FloGard ® T -Series The FloGarde T -Series insert is an economical alternative catch basin insert for the collection of sediment and debris from stormwater runoff and other sources both during and after construction. The working chamber of the T -Series is made of durable geotextile fabric which is easily replaced and provides for flexibility, ease of maintenance and economy. It is designed to collect silt and debris, as well as petroleum hydrocarbons (oils and greases). As with all FloGare inserts, the T -Series performs as an effective filtering device at low flows ("first flush") and, because of the built-in high flow bypass, will not impede the system's maximum design flow. FloGarde T -Series inserts are available in sizes to fit most industry -standard flat -grated drainage inlets and yard drains. FloGardo T -Series catch basin inserts are recommended for areas subject to sediment and debris. They can also be used in areas with low -to -moderate levels of petroleum hydrocarbon (oils and grease) with the optional adsorbent pouches. Examples of such areas are private residences, vehicle parking lots, aircraft ramps, truck and bus storage yards, corporation yards, subdivision streets and public streets. Specifications: 0.5' Grate Total Sediment NDS INLET GRATE OR 50 o Grate OD in x in PPROVED EQUIVALENT NDS DRAIN BASIN OR APPROVED EUUIVAEE1qT- Filtered Flow Cep. cis Bypass Flow Cep. cfs ISTAR FLO-GARD T -SERIES 10x15.5 9 INLET FILTER 0.3 0.1 FG-TV64 14 x 14 VDRAIN UND MODEL FF-TR6 oE 0.33 DETAIL 8, THIS SHEET cm0E NDS DETAILS THIS SHEET 9 x 9 li DRAINAGE BASIN FOR ROOF DOWN DRAINS WITH KRYSTAR FLO GARD T -SERIES DRAIN NOT TO SCALE NOTE: 1. DRAINAGE BASIN IS NDS SPEE-D BASIN PART NO. 101 OR APPROVED EQUIVALENT. GRATE BY NDS PART NO. 60 OR APPROVED EQUIVALENT. 2. KRYSTAR FLO-GARD T -SERIES DRAIN INLET FILTER IS ROUND MODEL FF-TR6 3. OWNER TO INSPECT AND CLEAN EACH FILTER AFTER EACH RAIN EVENT. 4. SEE KRYSTAR AND NDS DETAILS THIS SHEET a w FloGard ® T -Series The FloGarde T -Series insert is an economical alternative catch basin insert for the collection of sediment and debris from stormwater runoff and other sources both during and after construction. The working chamber of the T -Series is made of durable geotextile fabric which is easily replaced and provides for flexibility, ease of maintenance and economy. It is designed to collect silt and debris, as well as petroleum hydrocarbons (oils and greases). As with all FloGare inserts, the T -Series performs as an effective filtering device at low flows ("first flush") and, because of the built-in high flow bypass, will not impede the system's maximum design flow. FloGarde T -Series inserts are available in sizes to fit most industry -standard flat -grated drainage inlets and yard drains. FloGardo T -Series catch basin inserts are recommended for areas subject to sediment and debris. They can also be used in areas with low -to -moderate levels of petroleum hydrocarbon (oils and grease) with the optional adsorbent pouches. Examples of such areas are private residences, vehicle parking lots, aircraft ramps, truck and bus storage yards, corporation yards, subdivision streets and public streets. Specifications: In(in) D Grate Total Sediment Filtered Square Model Inlet lD (in x in) Grate OD in x in Total Depth (in) Sediment Storage Ca cu tt Filtered Flow Cep. cis Bypass Flow Cep. cfs FG -N9 9x14 10x15.5 9 0.17 0.3 0.1 FG-TV64 14 x 14 11 x 16 9 0.33 0.4 0.3 FG -T9 7 x 7 9 x 9 6 0.04 0.1 0.1 FG -T1212 taste 12x12 6 0.05 0.1 0.1 FG -T18 15x15 taste 9 0.18 0.3 0.2 FG -T24 22x22 24 x 24 14 0.33 0.4 0.3 FG -T26 24 x 24 25 x 26 14 0.33 0.4 0.3 FF-TR6 5 6 5 0.03 0.05 0.08 FG-TR12 In(in) D Grate Total Sediment Filtered Bypass Round Model 12 GD ((in) Storage Flow Cap. Flow Cap. FG-TR18 15 In 9 ou ft ol, felai FF-TR6 5 6 5 0.03 0.05 0.08 FG-TR12 10 12 7 0.07 0.1 0.1 FG-TR15 12 15 9 0.12 0.2 0.2 FG-TR18 15 18 9 0.46 0.4 0.3 FG -TRW 18 20 9 0.70 0.6 0.4 FG -1124 22 24 14 1.09 0.9 0.5 FG-TR25 24 25 14 1.32 0.9 0.5 Trench Drain Inlet Grate Total Sediment Filtered Bypass Model*` width Width Depth(in) Storage Flow Cap. Flow Cap. per STD -405-L 9 In In GENERAL NOTES: Cap. cu R Ma cis FG-TD6T 4 6 e 0.06 0.2 0.1 FG-TD8T 6 8 6 0.11 0.2 0.1 FG -70107 8 10 6 0.17 0.3 0.2 FG-TD72T 10 12 6 0.22 0.3 0.2 FG-TD14T 12 14 6 0.28 0.4 0.2 •TIanch Drain sections In standard ]4' lengths 6" DOWNSPOUT CATCH BASIN W/ FILTER Commercial Development Resources Today's Ideas. Tomorrow's Reality. 4121 Westerly Place 9112 Newport Beach CA 92660 T 949-640-8997 www.CDRwest.com NOT TO SCALE 31)¢' 18" 17' 4 11� 10 4r 2. 4 E E �J 6 8 E Imin. min.l 11 E PRIVATE 7 0 SERVICE LINE n 13 3 6 13 5 12 45 - CONSTRUCTION NOTES: Oi Male IPT brass nipple on (private) service line. g main Ise O2 Bronze mater flange, female IPT Inlet. Ford CF -31-77 or Jonas J-129. 1r see general nota no. i C) Motor shall be Installed by City after meter box Is in place. ® Angle malar ball slap with female IPT inlet and O Double bronze strap service saddle with Iron Pipe Thread. tee -head with lock -wing, Jones J -1974W or Ford Jones J-979 or Ford 202B-IP7. BFA13-777W. 10 Concrete meter box Elsie #655X Boxes subject to traffic O5 Type "K" rigid copper tubing. loading require steel traffic covers. © Long radius 90' elbow, NIBCO or equivalent domestic 11 Copper 45' elbow, NIBCO or equivalent domestic copper copper fitting. fitting. O lmer if coupling, NIBCO over equivalent feet an snot copper 12 2' Brass coupling, (threaded) on Corp. Fi 13 Copper adapter, mala IPT x wrot copper. Lee 15-101 © Male IPT inlet by male IPT outlet ball corporation atop, or equal. Jones J-1943 or Ford FB -500-7. GENERAL NOTES: 1. Wrot copper, sliver brazed, solder couplings will be permitted at Intervals of 20 feet or greater. 2. Tubing may not be bent. All deflections and changes in direction of copper tube shall be a accomplished by means of wrot copper fittings. Bent or damaged copper lines shall be rejected. 3. See STD -516-L for minimum spacing of multiple service connections. 4. See STO-505-1- for service connections on steel water mains. 5. Lead solder shall not be used. Solder shall be silver based material. 6. Flare and compression fittings are strictly prohibited. 7. Maintain positive slope in service line from water main to meter box. Main may be topped at spring line (by special permission only) where mains are shallow or other conditions warrant. 8. All fittings shall be 2' diameter. "9. Where services are to be installed on steel water mains, refer to STD -505-L CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT -- RCE NO. 36106 PUBLIC WORKS DIRECTOR 2" WATER SERVICE Drawn: M.E as Scale: N.T.S. Date: Jan. 2004 e.I. ova i swsTow°o-n DRAWING NO. TD -5 -L Y OF NEWPORT BE/ PUBLIC WORKS DEPARTMENT WATER MAIN TAP ; i APPROVED: CONSTRUCTION NOTES: RCE NO. 36106 O CONSTRUCTION NOTES: m. SPECIAL NOTE: Under 09 circumstances shall O1 " Install tapping sleevese (ageneral notes be allowed! All sewer laterals shall be inspected by the Utilities Dept. for tapping aleeve specifications). and be replaced if necessary to meet current city standards. Sewer lateral connection OZ Install resilient wedge tapping valve. Refer per STD -405-L 9 3 to City of Newport Beach design criteria�� GENERAL NOTES: OInstall for wive requirements. �P!��� 1. For slope lass than Y" per foot a 6" lateral shall be used with a minimum QInstall mechanical joint, flanged or push slope = )§" per foot. joint outlet. Refer to project plana. 3. Pipe and fittings shall be either SDR -35 PVC or VCP. ® Install thrust block per STD -510-L 2. A cleanout sholl be installed on all sewer lateral connections. OInstall valve box cover par STD -511-L 3. Cleanout shall be installed at property line. O3 4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 47T or J.&R. No. 4T © B" P.V.C. schedule 40. f ® 4'x 4' (or 6"x 6") SDR -35 PVC wye branch GENERAL NOTES: 5. Cleanout covers placed In sidewalks may be Brooks Products No.1 -RB 1. All tapping sleeves must be a minimum of 24" from nearest �y OS pint or service. 2. Tapping sleeve shall be applied only to ductile Iron or e. Sewer cleanout riser pipe material shall be SDR -35 PVC except where asbestos cement pipe. existing sewer mole is VCP in which case VCP pipe and fittings shall be 3. All topping sleeves shall be full circle type. used. 4. All sleeves shall be stainless steel (flange included). 7. PVC shall be SDR -35 per ASTM 3034. S. For all standard taps, use Rockwell tapping ales" No. 8. PVC pipe and fittings shall be bedded with -Y4 crushed rock material. 5-L 662 with stainless steel bolts, Power seal all stainless steel In areas of ground water or tide water ifi" crushed rock. OB #4390, or Hydrometric JCM 432 all stainless steel. 9, Where VCP materials are used, bedding shall be standard. 6. For all size on size taps, use Rockwell tapping sleeve No. 10. Single family residences shall be 4' diameter all others shall be 6". 663 with stainless steal bolts. Y OF NEWPORT BE/ PUBLIC WORKS DEPARTMENT WATER MAIN TAP ; i APPROVED: CONSTRUCTION NOTES: RCE NO. 36106 O PUBLIC WORKS DIRECTOR WATER SERVICE AND MAIN TAP DETAIL NOT TO SCALE i Sidewalk (or alley surface) Riser. Caulder or Fames coupling & stopper to be installed 6' below finished grade. Chisel "S" on face of concrete curb over lateral. 3" high letter. Y4" deep.7 Curb & gutters Finished street \J Ll Minimum Slope: Ya per linear foot CONSTRUCTION NOTES: or 2.005 O 8" x e (or 8" x 6') SDR -35 PVC Wye branch fitting. SPECIAL NOTE: Under 09 circumstances shall ABS pipe or fittings be allowed! All sewer laterals shall be inspected by the Utilities Dept. 4" (or 6") diameter sewer lateral pipe per STD -406-L and be replaced if necessary to meet current city standards. Sewer lateral connection per STD -405-L 9 3 CONSTRUCTION NOTES: GENERAL NOTES: OInstall sewer cleanout cover per applicable 1. For slope lass than Y" per foot a 6" lateral shall be used with a minimum portions of STD -511 -1 -Triangular cover with slope = )§" per foot. S" on top. 3. Pipe and fittings shall be either SDR -35 PVC or VCP. O 4" (or 6") SDR -35 PVC sewer pipe with 2. A cleanout sholl be installed on all sewer lateral connections. Oand gasketed. Integral bell and spigot joints. 3. Cleanout shall be installed at property line. O3 4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 47T or J.&R. No. 4T marked sewer. ® 4'x 4' (or 6"x 6") SDR -35 PVC wye branch fltting. 5. Cleanout covers placed In sidewalks may be Brooks Products No.1 -RB APPROVED: and No.1-R (concrete cover) or J.&R. No. 1-R by special permission only. OS 4" (or 6") ABS stopper (where laterals are SEWERLATERAL stubbed) e. Sewer cleanout riser pipe material shall be SDR -35 PVC except where CONNECTION TYPE "All existing sewer mole is VCP in which case VCP pipe and fittings shall be © 4' (or 6") short piece, SDR -35 PVC, 6" used. Date: Jan. 2004 long. 7. PVC shall be SDR -35 per ASTM 3034. O7 4' (or 6") rubber mechanical banded seal 8. PVC pipe and fittings shall be bedded with -Y4 crushed rock material. 5-L damp. Famco or City approved equal. In areas of ground water or tide water ifi" crushed rock. OB 4" (or 6") private sewer pipe. 9, Where VCP materials are used, bedding shall be standard. O 8'x 4' (or 6") wye branch fitting. SDR -35 10. Single family residences shall be 4' diameter all others shall be 6". PVC. 10 Install ABS stopper in rubber coupling. Use 11. Saddle type connections to sewer mains are prohibltied, except by spacial Mission Clay Products stopper or approved permission from the Utilities Superintendent. (Than only on old concrete equal. mains with heavy flows.) 11 Sidewalk replacement shall be in full panel. 12. Glue or solvent joints are prohibited. CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT SEWERLATERAL WITH RCE NO. 36106 PUBLIC WORKS DIRECTORDrawn-CLEANOUT Dwn: Elias Scale: N.T.S. Date: Jan. 2004 Ora aw):.ums sti�ro is"� :" DRAWING NO. STD -406-L SEWER CLEANOUT DETAIL NOT TO SCALE V.C.P. & P.V.C. SEWER LATERAL CONNECTION TYPE "A" 2 5 - _ - _ - _ - minimum elope = Y4" per linear foot 1 ti 2 PROFILE VIEW NOT TO SCALE DETAILS SHEET THE WONG RESIDENCE C-03 1316 WEST BAY NEWPORT BEACH, CA 03 OF 03 =�9 CONSTRUCTION NOTES: GENERAL NOTES: O 8" x e (or 8" x 6') SDR -35 PVC Wye branch fitting. 1. All residential sewer laterals shall be 4" diameter. All condo conversions shall be 6' diameter. O 4" (or 6") diameter sewer lateral pipe per STD -406-L 2. All commercial sewer laterals shall be a minimum of 6" 3 8" diameter, banded, rubber mechanical coupling. Famco or diameter. Larger commercial laterals require special Caulder. Bands shall be stainless steel. Mission repair design. couplings for all wye cut -ins 3. Pipe and fittings shall be either SDR -35 PVC or VCP. ® Existing 8' VCP sewer main. PVC is preferred. ABS pipe is strictly prohibited. Oand 4" (or 6') 45' ELI. Rotate fitting to provide proper vertical 4. Pipe and flttings shall not be glue -joint type fittings. horizontal alignment. 5. Glue -joints are prohibited. CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT SEWERLATERAL RCE NO. 361N PUBLIC WORKS DIRECTOR CONNECTION TYPE "All M. Dmwa:n.2004 Scale. N.T.S. Scat Date: Jan. 2004 sw,sxo se.w DRAWING NO. TD- 5-L SEWER LATERAL CONNECTION DETAIL 12 NOT TO SCALE DETAILS SHEET THE WONG RESIDENCE C-03 1316 WEST BAY NEWPORT BEACH, CA 03 OF 03 =�9 p o v v p 25, ° v p w Q v a p ° V ° 2 v p a v: p v - a p v 201X21X1.5' LXWXD INFILTRATION PIT #1 AREA = 40 SF 6"0 CATCH BASIN W/ KRYSTAR FLO GARD T -SERIES DRAIN N74°47 4 FILTER. ROOF DOWNSPOUTS DAYLIGHT CON 1,Q p . 8 E Rq INTO LID BASIN. FLOW IS CONVEYED . D INTO STORM DRAIN SYSTEM TO ° INFILTRATION TRENCH IN FRONT YARD 6" WIDE TRENCH DRAIN WITH P (TYP. FOR ALL DOWNSPOUTS). KRYSTAR LOPRO FILTER INSERT. " p CONVEYS FLOWS TO INFILTRATION DMA#1 TRENCH BELOW. WEST SIDE ° YARD CINOpFR� ° F � 44 06 E 109,9 co z 311 0 CURB OUTLET T.� FOR OVERFLOW FROM TRENCH TO FLOW INTO v . RIGHT-OF-WAY, . ° a ° °NC °v v DMA #1 024 HOUR 85TH% STORM PEAK FLOW RATE 0.114 CFS REVISIONS NUMBER I DATE Y5D07 22,E R qD DRAWN BY: RE CHECKED BY: AMA DATE: 9/15/2017 APP'V'D I BENCHMARK: DMA AREA #1 PROPOSED BUILDING DMA# 1 EAST SIDE Ni YARD°o39 E 70�� 9.9- ��EIGHeOR/NG RESD/EN cE W/ KRYSTAR FLO GARD T -SERIES DRAIN FILTER. ROOF/DOWNSPOUTS DAYLIGHT INTO LID BASIN. FLOW IS CONVEYED INTO STORM DRAIN SYSTEM TO INFILTRATION TRENCH IN FRONT YARD (TYP. FOR ALL DOWNSPOUTS). PLANS PREPARED BY: l V 14 °42,03 E RA D z z o o PATIO DRAINAGE TO SURFACE FLOW INTO TRENCH DRAIN AND INFILTRATION TRENCH 0 �4 HOOR 85TH% STORM PEAK FLOW RATE= 0A8 CFS DMA #2 BACK PATIO ° ° ° U DOCK o DIVA Ali A #1 / a p \AREA NOT RETAINED COf�1CRETE aRq PATO/ / p P (SAND); DOCK MP Ra v l (/A(&PERT Y °- DOCS Q � U v n/ C NEPERIy CO J N75°o7, C 43ERgD 9'X2'X1.5' LXWXD DO K 10/9/17 AARON M. ALBERTSON R.C.E. 65513 DATE INFILTRATION PIT #2 AREA = 18 SF o / 6" WIDE TRENCH DRAIN WITH KRYSTAR LOPRO FILTER INSERT. CONVEYS FLOWS TO INFILTRATION TRENCH BELOW. A Le� 0 G NO. 65513 Z EXP. 9/30/19 *sr awe Q OF CAL1F� Commercial Development CI)IResources Today's Ideas. Tomorrow's Reality. 4121 Westerly Place #112 Newport Beach CA 92660 T 94M40-8997 www.CDRwest.com PACIFIC OCEAN , l� PCH q �6 114 y� /SCF R�RQ LOWER NEWPORT BAY NEWPORT BAY PROJECT SITE W. BALBOq B(�0 NEWPORT BAY /, BAY ISLAND VICINITY MAP NTS NOTES 1. EXHIBIT IS CONCEPTUAL ONLY AND NOT TO SCALE UNLESS PLOTTED FULL SIZE 2. DECK DRAINS, AREA DRAINS, PATIO AND DECK DRAINS SHALL NOT BE CONNECTED TO THE SANITARY SEWER; INSTEAD THEY SHALL BE CONNECTED TO THE STORM DRAIN SYSTEM. 3. BACKWASH OF SPA FILTERS SHALL NOT BE DRAINED TO THE STORM DRAIN SYSTEM OR PUBLIC (STREET) RIGHT OF WAY. 4. OOF DRAINAGE TO BE COLLECTED INTO ROOF GUTTERS/DOWNSPOUT SYSTEM & ROUTED TO THE ONSITE RAIN BARRELS HARVESTING BMP. LEGEND EXISTING BUILDING PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED BUILDING PROPERTY LINE C LID BMP - INFILTRATION TRENCH LID BMP TRENCH W/ FILTER 13 LID BMP DOWNSPOUT :9 TO 6" DRAIN W/ FILTER x W --------- STORM DRAIN PIPE ° 0 0 DMA AREA #1 TRIBUTARY AREA TO INFILTRATION TRENCH #1 AND #2 (2,935 SQ. FT TOTAL) (798 SQ. FT. CONCRETE HARDSCAPE AND 2,157 SQ.FT, ROOF AREA) 0I TRIBUTARY AREA TO INFILTRATION TRENCH #3 DMA AREA #2 � (719 SQ.FT. CONCRETE HARDSCAPE) I TRIBUTARY AREA NOT RETAINED I W (378 SQ. FT.) 0 PROPOSED OFFSITE SURFACE FLOW rn v DIRECTION OF OFFSITE SURFACE AND SUBDRAIN FLOW a U -i v n GRAPHIC SCALE I SCALE: 1"= 8' o m SHEET O N EXH—A