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HomeMy WebLinkAbout07_Welker Residence Coastal Development Permit_PA2018-0054�EVVPOQT o e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT cticoaN01' SUBJECT: Welker Residence (PA2018-005) Coastal Development Permit No. CD2018-003 SITE LOCATION: 1004 South Bay Front APPLICANT: Ian Harrison, Architect OWNER: Amahoro LLC PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov LAND USE AND ZONING April 12, 2018 Agenda Item No. 7 • General Plan: RT (Two -Unit Residential) • Zoning District: R -BI (Balboa Island) • Coastal Land Use Category: RT -E (Two Unit Residential - (30.0 - 39.9 DU/AC)) • Coastal Zoning District: R -BI (Balboa Island) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-family residence and construction of a new three-story, 2,449 -square -foot, single-family residence with an attached 379 -square -foot, two -car garage. The proposed development includes landscape, hardscape, and subsurface drainage facilities. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 3). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-003 (Attachment No. ZA 1). 1 Welker Residence Zoning Administrator, April 12, 2018 Page 2 Land Use and Development Standards The project is located in the R -BI Zoning District, which allows a maximum of two residential dwelling units on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. The neighborhood is predominantly developed with two- and three-story single - 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 because the development meets all development standards for the construction of a single-family residence. The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking, as evidenced by the project plans and illustrated in Table 1 below: Hazards • The development fronts the Newport Bay, but is separated from the shoreline by a public sidewalk and bulkhead. The finished first floor elevation of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. A project -specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated November 6, 2017. The report concludes that 9 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 7 feet 7 feet Sides 3 feet 3 feet Rear 5 feet 6.67 feet (4.67 feet to allowed ba window extension Allowable Floor Area 2,828 square feet 2,828 square feet Open Volume Area Not applicable(R-BI) N/A Third Floor Area Not applicable(R-BI) N/A Parkin 2 -car garage 2 -car aaraae Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The development fronts the Newport Bay, but is separated from the shoreline by a public sidewalk and bulkhead. The finished first floor elevation of the proposed residence is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. A project -specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated November 6, 2017. The report concludes that 9 Welker Residence Zoning Administrator, April 12, 2018 Page 3 flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, and no additional protective device will be required during the economic life of the development, once the public bulkhead is improved. Work on the public bulkhead is currently underway and is anticipated to be completed by the end of April 2018. • The property owner will 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 Newport Beach Municipal Code (NBMC) Section 21.30.015(D)(3)(c). This requirement is included as Condition of Approval No. 2, which will need to be satisfied prior to the issuance of building permits. • The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by EGA Consultants, LLC, dated June 28, 2017, provides recommendations relative to grading, drainage and foundation design. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The property is located within 100 feet of coastal waters. Pursuant to NBMC Section 21.35.030 (Construction Pollution Prevention Plan), a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) 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 prepared and included in the plan sets for review and approval prior to the issuance of construction permits. Construction plans and activities will be required to adhere to the approved CPPP. • Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the site's proximity to the water and because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by JT Consulting Engineers, dated January 4, 2018. The WQHP will be required to be reviewed and approved by the City's Engineer Geologist prior to building permit issuance. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be required to comply with the approved WQHP. 3 Welker Residence Zoning Administrator, April 12, 2018 Page 4 • The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located between the nearest public road and the sea or shoreline, and the existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. As conditioned, the abutting public access area will remain open and unobstructed throughout construction. • Lateral coastal access is provided by the bay front public sidewalk and public beach, located between the project site and the bay. Vertical access to the public bay front area is provided at various street -ends throughout Balboa Island, with the nearest vertical access point located at the Coral Avenue street -end, approximately sixty feet west of the project site. • A 12 -inch high planter is proposed in front of the property line and behind the public sidewalk, similar to other existing improvements throughout the neighborhood. The location and height of the planter and plantings are designed to comply with Section (D)(2) of City Council Policy L-6, specific to permitted structural encroachments on Balboa Island along South Bay Front. The Public Works Department will review all improvements within this area for compliance. • Public coastal views from the public sidewalk and beach area located between the project site and the bay will not be affected by the proposed development. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 0 Welker Residence Zoning Administrator, April 12, 2018 Page 5 ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition and construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new three-story, 2,449 -square -foot, single-family residence with an attached 379 -square -foot, two -car garage in the R -BI Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Lia#!e Schuller Contract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-003 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 1004 SOUTH BAY FRONT (PA2018-005) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ian Harrison, Architect (Applicant), on behalf of Amahoro LLC (Owner), with respect to property located at 1004 South Bay Front, requesting approval of a coastal development permit (CDP). 2. The property is legally described as Lot 3, Block 5, Section 2 of the Balboa Island Tract, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to demolish an existing single-family residence and construct a new three-story, 2,449 -square -foot, single-family residence with an attached 379 -square - foot, two -car garage. The project includes hardscape, landscape, and subsurface drainage facilities. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R -BI (Balboa Island) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -E (Two -Unit Residential (30.0 — 39.9 DU/AC)) and the property is located within the R -BI (Balboa Island) Coastal Zone District. 6. A public hearing was held on April 12, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 7 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 8 2. Class 3 exempts the demolition and construction of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 2,449 -square -foot single-family residence with an attached 379 -square -foot, two -car garage in the R -BI Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (NBMC) Section 21.52.015 (Coastal Development Permits, Findings and Decision), 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 total proposed floor area, including the residence and enclosed parking, is 2,828 square feet, which complies with the maximum allowable floor area limit of 2,828 square feet. B. The proposed development will provide the minimum required setbacks, which are seven feet along the front property line abutting the bay front, five feet along the rear property line, and three feet along each side property line. C. The highest guardrail is less than 24 feet and the highest roof ridge is no more than 29 feet, measured from the finished first floor level of 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the maximum height limitation. D. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences in the R -BI (Balboa Island) Zoning District. 2. The neighborhood is predominantly developed with two- and three-story single- 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 because the development meets all development standards for the construction of a single-family residence. 3. The development fronts the Newport Bay, but is separated from the shoreline by a public sidewalk and bulkhead. The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. I Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 8 4. The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific geotechnical investigation prepared by EGA Consultants. LLC, dated June 28, 2017, provides recommendations relative to grading, drainage and foundation design. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. The proposed development will neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or adjacent area. A project -specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated November 6, 2017. The report concludes that flooding, wave run up, and erosion will not significantly impact this property over the life of the proposed development, and no additional protective device will be required during the economic life of the development, once the public bulkhead is improved. Work on the public bulkhead is currently underway and is anticipated to be completed by the end of April 2018. 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). 7. The property is located within 100 feet of coastal waters. Pursuant to NBMC Section 21.35.030 (Construction Pollution Prevention Plan), a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) 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 prepared and included in the plan sets for review and approval prior to the issuance of construction permits. Construction plans and activities will be required to adhere to the approved CPPP 8. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by JT Consulting Engineers, dated January 4, 2018. The WQHP will be required to be reviewed and approved by the City's Engineer Geologist prior to building permit issuance. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be required to comply with the approved WQHP 9. The proposed development includes a post -construction drainage system with drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site will be directed to the City's storm drain system. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 8 10. All new landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 11 is included to require drought -tolerant, and prohibit invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 11. Public coastal views from the public sidewalk and beach located between the project site and the bay will not be affected by the proposed development. Findinq: 8. 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: The project site is located between the nearest public road and the sea or shoreline, and the existing residential development does not currently provide nor does it inhibit public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. Condition of Approval No. 20 requires the abutting public access area to remain open and unobstructed throughout construction. 2. Lateral coastal access is provided by the bay front public sidewalk and public beach, located between the project site and the bay. Vertical access to the public bay front area is provided at various street -ends throughout Balboa Island, with the nearest vertical access point located at the Coral Avenue street -end, approximately sixty feet west of the project site. 3. A 12 -inch high planter is proposed in front of the property line and behind the public sidewalk, similar to other existing improvements throughout the neighborhood. The location and height of the planter and plantings are designed to comply with Section (D)(2) of City Council Policy L-6, specific to permitted structural encroachments on Balboa Island along South Bay Front. The Public Works Department will review all improvements within this area for compliance. 4. Public coastal views from the public sidewalk and beach located between the project site and the bay will not be affected by the proposed development. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and 10 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 8 maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-003, 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 12TH DAY OF APRIL, 2018. Patrick J. Alford, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL 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, 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 whatsoeverwhich may arise from or in any manner relate (directly or indirectly) to City's approval of development. 3. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 4. Coastal Development Permit No. CD2018-003 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 5. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 6. 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. 7. 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. 8. 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. 9. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural 12 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 8 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. 10. Prior to issuance of a building permit, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 11. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species, and water efficient irrigation design. The plans shall be approved by the Planning Division. 12. 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. 13. The Applicant shall obtain Public Works review and approval of any private improvements proposed within the public right-of-way area. 14. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 15. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 16. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 17. 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. 18. 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. Stockpiles 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. i3 Zoning Administrator Resolution No. ZA2018-### Paqe 8 of 8 19. 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. 20. The abutting public sidewalk shall remain completely free and open throughout all construction and a minimum six-foot tall temporary construction barrier shall be erected. 21. 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. 22. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Welker Residence including, but not limited to, Coastal Development Permit No. CD2018-003 (PA2018-005). 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/orthe parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. M Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit No. CD2018-003 PA2018-005 1004 South Bay Front 10 Attachment No. ZA 3 Project Plans 17 10 y R ry 6� � 3 ^b ni c SETBACK LO OPI ADJACENT DWELLING SETBACK aRS� (N) WALL FL N 000011" IN 84.18' \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ GATE \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ TRASH BINS �� - -r- - - - - - - � -------------Z--------------------------- ---- --- ----- ___ ________ ____ _____fir_ ____ I II I I I I I I II III i� 1 11 11 I I�=�� I 1 II I F I =c, I I 11 I I I I I I I I 11 I I L I I I J I I II ---------- 2 -------,i2 CAR GARAGE I I I II I I CURB ELEVATION = 9.00' (NAVD88) DWELLING 1 I,�T ii 1 6.5% 1 FIN15H SLAB ELEVATION = q.00' 1 I I PAD ELEVATION=1.90' (NAVD88) 1 1 I I I I I II I 1 1 I I I II 1 L___� L ---- I I I I rr-_J I I II II � II II � II II II L I I 1 I 1 -- - --- - --- - --- - --- - -------- 7CItlAGK ADJACENT DWELLING SITE PLAN I I I I I I I I I I I I I III I I I Fi I II I I I I II I I I I II I I I FL N 000152" E 84AV v4„ -1,_0„ (E) WALL ■ SITE NOTES PROJECT NOTES LEGEND I. GRADING: OVER EXCAVATION GUT: FILL: QUANTITY OF EXCAVATION: 2. ALL PLANTING TO BE NON-INVASIVE. 3. ALL ENCROACHMENTS WITHIN THE PUBLIC RIGHT-OF- WAY MUST BE REVIEWED AND APPROVED BY THE PUBLIC WORK5 DEPARTMENT UNDER A SEPARATE PERMIT AND MAY REQUIRE THE EXECUTION OF AN ENCROACHMENT AGREEMENT. THERE 15 NO GUARANTEE THAT ENCROACHMENTS SHOWN ON THE 51TE PLAN WILL BE APPROVED BY THE PUBLIC, WORK5 DEPARTMENT. 4. PROVIDE 2 LAYERS OF 5AWBA65 AT PROPERTY LINES FOR ER05ION CONTROL PER NII TYP. 5. REMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPARTMENT. b. TREES ARE REQUIRED TO BE PLANTED IN PARKWAY ABUTTING THE BUILDING 51TE IF A NEW BUILDING 15 CONSTRUCTED, PER MUNICIPAL CODE SECTION 13.09.010. 1. PROVIDE TREES IN THE PARKWAY ADJOINING THI5 51TE TO THE SATISFACTION OF THE GENERAL SERVICES DEPARTMENT (141/644-3083). APPROVAL FROM GENERAL SERVICES 15 REQUIRED ON THE BUILDING INSPECTION GARD PRIOR TO FINAL INSPECTION. 8. SURVEYOR SHALL MONUMENT PROPERTY CORNERS BEFORE STARTING GRADING, WITH PERMANENT MONUMENTS. SURVEYOR TO FILE A CORNER RECORD OR A RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 1. CONTRACTOR TO OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC WORKS PRIOR TO PERFORMING ANY OFF-SITE WORK. 10. AN ENCROACHMENT AGREEMENT 15 REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-5TANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 11. NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A FER50N 15 REQUIRED TO DESCEND OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY. 12. FENCES AND AALL5 WITHIN THE 51DE YARD SET- BACK5 SHALL NOT EXCEED 6'-0' AS MEASURED FROM 8.00' NAV88. PORTION OF THE FENCE OR WALL ABOVE 51X FEET IN HEIGHT FROM THE EXISTING GRADE PRIOR TO CONSTRUCTION MUST BE 60% OPEN. 13. FENCES AND W4LL5 WITHIN THE FRONT YARD SETBACKS SHALL NOT EXCEED 5-0" A5 MEASURED FROM NATURAL GRADE. THE UPPER 3'-0' MUST BE AT LEAST 40% OPEN. 14. DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS, MINIMUM. 15. THE WATER METER AND SEWER GLEAN OUT THAT SERVE THE NEW RESIDENCE SHALL BE LOCATED WITHIN THE ALLEY/STREET AND SHALL HAVE A TRAFFIC -GRADE BOX AND COVER. SEWER CLEANOUT SHALL BE CON5TRUGTED PER CITY STANDARD #406-L. 16. EXISTING STREET TREES SHALL BE PROTECTED IN PLACE. 11. ALL UTILITY SERVICE CONNECTIONS SHALL BE MADE VOER6ROUND. GATE TABLE 3306.1 PROTECTION OF PEDESTRIANS HEIGHT OF 015TANCE FROM TYPE OF N5TRUGTION CONSTRUCTION PROTECTION 18. NEW CONCRETE SIDEWALK, CURB AND GUTTER, CURB 1. EDISON COMPANY APPROVAL 15 REQUIRED FOR 14. UTILITY DEPARTMENT TO INSPECT MAIN SEWER N5TRUCTION OR LE55 A ACGE95 RAMPS, AND STREET PAVEMENT MAY BE 5 FEET OR MORE METER LOCATION PRIOR TO INSTALLATION. HOOK -0P PRIOR TO BUILDING FINAL. EXISTING BW BACK OF WALK TNI TOP OF WALL BARRIER AND REQUIRED BY THE CITY AT THE TIME OF CON5TRUG- LE55 THAN 5 FEET SERVICE TO BE UNDERGROUND IF RELOCATED LATERAL TO BE CHANGED AND GLEAN -OUT TG TOP OF CURB INV INVERT ELEVATION THE EXISTING 6RA12E PRIOR TO CONSTRUCTION. TION, SAID DETERMINATION SHALL BE MADE AT THE BARRIER AND OR A NEN SERVICE 15 INSTALLED. FIELD IN5PEC- (406-L) INSTALLED TO COMPLY WITH CITY FL FLOW LINE HP H16H POINT 1/4 THE HEIGHT OF F T PUBLIC WORKS INSPECTOR. DISCRETION 0 HE a 5 T A P F UNDER- TOR O REVIEW AND PROVE FUTURE NDER A ANY IN CONDI- STANDARDS IF OF THE FOLLOW 6 GOND MORE THAN 5 FEET OR MORE 11. Ig. PER CITY STANDARD STD -I65 -L, WHERE THE EXISTING BUT BETWEEN 1/4 AND 1/2 GROUND SERVICE REQUIREMENT PRIOR TO TIONS OCCUR. THIS WILL BE DETERMINED BY THE F5 FIN15HED SURFACE EGO 5EWFR GLEAN OUT > DRIVEWAY APPROACH 15 REMOVED AND WHERE THE `zP lq. CONTRACTOR SHALL NOTIFY ADJACENT PROPER- rg CONCRETE PLACEMENT. BUILDING INSPECTOR. NG NATURAL GRADE NM WATER METER BUT EXCEEDING NEW DRIVEWAY APPROACH 15 CONSTRUCTED, A MINI- 2, 5011-5 ENGINEER TO REVIEW AND APPROVE A. ALTERATIONS TO THE BUILDING, 5ENER 15 FG FIN15H GRADE GB GRADE BREAK AUTHORIZED BY THI5 PERMIT. MUM 12" WIDE X 12" DEEP FULL DEPTH CONCRETE FOUNDATION AND GRADING PLANS. 5011-5 EN61- DONE. FF FINISH FLOOR ELEV. TO TOP OF GRATE ELEV. PATCH BACK SHALL BE CONSTRUCTED ALONG THE 5TRUGTION SHALL BE CONSTRUED OF OPEN GRILL- NEER TO INSPECT AND CERTIFY FOOTING EXCAVA- B. ADDITIONAL PLUMBING FIXTURE5 REQUIRE (E) EXISTING EA EDGE OF ALLEY WORK, WROUGHT IRON, LATTICEWORK, PICKETS, OR ENTIRE LENGTH OF THE NEW DRIVEWAY APPROACH. TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR TION AND DESIGN BEARING PRESSURE, GRADING INCREASE IN 51ZE OF BUILDING LINE. 51MILAR MATERIALS 50 THAT AT LEAST 51XTY (60) OF COMBINED EXHAUST AND SUPPLY SUCH PATCH BACK PANEL SHALL BE DOWELED INTO AND COMPACTING OF 5U56RADE PRIOR TO GFF GARAGE FINISH FLOOR GM GAS METER THE EXISTING CONCRETE ROADWAY AND CONCRETE POURING CONCRETE. FOR OVER -EXCAVATION G. WHEN IT 15 FOUND THAT THE BUILDING 5EWER TD TOP OF DRAIN ELEV. PP POWER POLE GUTTER CURB. x AND RECOMPAGTION DURING GRADING OPERA- 15 INSTALLED IN AN ILLEGAL OR UNSANITARY nV 20. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL TION SOILS ENGINEER TO VERIFY COMPETENT MANNER. FH FIRE HYDRANT T5 TOP OF STEP mss/] BE INSTALLED AND POSITIONED IN A MANNER THAT w SOIL AT EXTENT OF EXCAVATION PRIOR TO BACK- D. IF AREA OF STRUCTURAL REMODEL + PL PROPERTY LINE' essew WILL NOT GAU5E IRRIGATION OVER51FRAY ONTO THE FILL AND RECOMPACTION. ADDITION 15 GREATER THAN 50% OF _ W -)NATER LINE PLANTING AREA PUBLIC BOARDWALK. 3. PROVIDE PRESSURE REGULATOR IF WATER 15 EXISTING AREA. - 5 - SEWER LINE pdw SLOPE TO DRAINS 21. ALL WORK RELATED TO WASTEWATER IN PUBLIC RIGHT- REVISION EQUAL TO OR GREATER THAN EIGHTY POUNDS E. WHEN 6 OR MORE FIXTURE UNITS (PER UPG / 2% MM, TYP OF -WAY SHALL BE PERFORMED BY A G-42 LICENSED PER SQUARE INCH (50 P510. 1-3) ARE ADDED TO AN EXISTING 5Y5TEM SANITATION SEWER CONTRACTOR OR AN "A" LICENSED 4. SEPARATE APPLICATION PERMIT IS REQUIRED (LAV: 1 UNIT, TOILET: 3 UNIT5.51NK: 2 UNITS, 4"0 ABS, SDR 35 DRAINLINE CATCH BA51N GENERAL ENGINEERING CONTRACTOR. FOR DEMOLITION, RETAINING WALLS, PAT10 LAUNDRY: 2 UNITS, BATHTUB, SHOWER: 2 UNITS), ELECTRICAL PANEL SCHEDULE AND SLOPE 1% MIN. TYP. GREYDOGK #F50 -120-K OR EQUAL 22. ALL WORK RELATED TO WATER IN PUBLIC RIGHT-OF-WAY COVERS, FENCES OVER 3 FEET HIGH AND CIRCUIT DRAWINGS ARE REQUIRED FOR /#1ffi XYO/�9ASY//1X%111WA1 *l SIZE PER PLAN SHALL PERFORMED A S4 LICENSED PIPELINE POOLS/SPAS. SERVICE EXCEEDING 400 AMPS 4"0 ABS, SDR 35 PERFORATED TOR OR AN 'A'' L LICENNSED GENERAL ENGINEERING CONTRACTOR . MAINLINE, SLOPE 1% MIN. TYP. O 4"d AREA DRAIN CONTRACTOR 5. A LICENSED SURVEYOR SHALL COMPLETE A FEMA 15. PRIOR TO PERFORMING ANY WORK IN THE CITY 23. WHEN REQUIRED, FENCE BARRIER AND WALKWAY COVER ELEVATION CERTIFICATE AND SUBMIT IT TO THE RIGHT -0F -WAY, AN ENCROACHMENT PERMIT MUST -- PROPERTY UNE TO BE CONSTRUCTED PER GBG 3306.5, 33066 AND BUILDING DEPARTMENT INSPECTOR DURING FINAL BE OBTAINED FROM THE PUBLIC WORKS DEPART- 3306.7. INSPECTION. MENT. 0.00 24. IN ADDITION TO PROTECTION OF PEDESTRIANS, PROVIDE 6. CONTRACTOR TO HAVE LAB TEST FOR 501L 16. A PUBLIC WORKS DEPARTMENT ENCROACHMENT NEW GRADE 5ULFATE5 PRIOR TO GALLING FOR FOUNDATION PERMIT INSPECTION 15 REQUIRED BEFORE THE CONSTRUCTION FENCING 12" TO 84" HIGH. INSPECTION AND SHOW SULFATES ARE NEGLIGIBLE BUILDING DEPARTMENT PERMIT FINAL CAN BE - EXISTING GRADE TABLE 3306.1 PROTECTION OF PEDESTRIANS HEIGHT OF 015TANCE FROM TYPE OF N5TRUGTION CONSTRUCTION PROTECTION DAMAGED, NEW CONCRETE 51DEWALK, CURB AND TO LOT LINE REQUIRED 8 FEETLE55 THAN 5 FEET N5TRUCTION OR LE55 A RAILIN65 5 FEET OR MORE NONE BE DESIGNED BY A REGISTERED GIVIL ENGINEER. P rigrbor Island Ur i� BARRIER AND 5ENER LATERAL AND/OR CLEANOUT WITH BOX WITH LID WILL BE REQUIRED. 100% OF THE COST LE55 THAN 5 FEET COVERED SHALL BE BORNE BY THE PROPERTY OWNER. ` WALKWAY THE EXISTING 6RA12E PRIOR TO CONSTRUCTION. 5 FEET OR MORE BARRIER AND 18. PROVIDE TWO COPIES OF SOILS AND FOUNDATION BUT NOT MORE THAN COVERED �P 1/4 THE HEIGHT OF WALKWAY a CONSTRUCTION (BEES 152(A), EXCEPTION 5 TO SECTION 152(A)). MORE THAN 5 FEET OR MORE Nc. 8 FEET BUT BETWEEN 1/4 AND 1/2 BARRIER NET STAMPED, SIGNED AND DATED, 1 4''N F�' THE HEIGHT OF r > CONSTRUCTION `zP lq. CONTRACTOR SHALL NOTIFY ADJACENT PROPER- rg TI�'I 5 FEET OR MORE 6 FEET TY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR ag, BUT EXCEEDING CONSTRUCTION O THE HEIGHT OF FENDING OQ lie CONSTRUCTION AUTHORIZED BY THI5 PERMIT. BLMDING CODE INFORMATION: OCCUPANCY: R5/U1 CONSTRUCTION TYPE: TYPE V, NR 5PRINKLERED: NO (<50005F) DEFERRED SUBMITTALS SOUND ATTENUATION DE51GN ELEVATOR DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. NPERVIOLIS SURFACE LOT AREA = IMPERVIOUS AREA = PERMEABLE AREA = EXISTING HOUSE SIZE HOUSE GARAGE OR COMPLY WITH TABLE 1q -A-4. ISSUED. AT THE TIME OF PUBLIC WORKS DEPART - TO 5TARTIN6 EXCAVATION WORK. 1. TEMPORARY SHORING IS REQUIRED FOR EXGAVA- TON WHICH REMOVES THE LATERAL SUPPORT MENT INSPECTION, IF ANY THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE 517E 15 VICINITY MAP FROM A PUBLIC WAY OR AN EXISTING BUILDING DAMAGED, NEW CONCRETE 51DEWALK, CURB AND GREASED PROVIDED THE HE16HT DOES NOT EXCEED EXCAVATIONS ADJACENT TO A PUBLIC WAY GUTTER, AND ALLEY/STREET PAVEMENT WILL BE 0 REQUIRE PUBLIC WORK5 APPROVAL PEIOR TO REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES A ISSUANCE OF A BUILDING PERMIT. 5HORIN6 MUST INFRASTRUCTURE ARE DEEMED SUB -STANDARD, A NEW 1 -INCH WATER SERVICE, RATER METER BOX, I ��' BE DESIGNED BY A REGISTERED GIVIL ENGINEER. P rigrbor Island Ur i� 8. ALL PLUMBING FIXTURES SHALL COMPLY WITH 5ENER LATERAL AND/OR CLEANOUT WITH BOX WITH LID WILL BE REQUIRED. 100% OF THE COST Bay pH.. THE MAXIMUM FLOW RATES A5 NOTED IN THE SHALL BE BORNE BY THE PROPERTY OWNER. ` RESIDENTIAL CONSTRUCTION MINIMUM REQUIRE- THE EXISTING 6RA12E PRIOR TO CONSTRUCTION. IL MENTS AND GAL GREEN MANDATORY REQUIRE- SAID DETERMINATION AND THE EXTENT REPAIR WORK SHALL BE MADE AT THE DISCRETION OF TO 5TARTIN6 EXCAVATION WORK. z P 51DE AND REAR YARD 5ETBACK AREAS MAY BE IN- MENTS. THE PUBLIC WORKS INSPECTOR. pd i1- Balboa Island a GREASED PROVIDED THE HE16HT DOES NOT EXCEED NEWPORT BEACH DOES NOT RELIEVE APPLICANTS q. CONSTRUCTION INSPECTION PER GBG SEG. 108. 17. ALL LANDSCAPING IN PUBLIC RIGHT -0F -WAY AGN ARCH. GENERAL NOTES 51X FEET AS MEASURED FROM THE PROP05ED FIN- 10. MINIMUM DESIGN 501L BEARING 15 1OOO_FSF FRONTING PROJECT 517E SHALL BE REPLACED = 200.00 P P UNLE55 NOTED OTHERIA 15GNI BY LANDSCAPING TO THE SATISFACTION OF THE DOORS AND WINDOWS 15 NOT ANACZEFTA13LE IMPERVIOUS SURFACE FOUNDATION NOTE #4. GENERAL 5ERVIGE5 DEPARTMENT. SURVEY THE EXISTING 6RA12E PRIOR TO CONSTRUCTION. WHICH MAY BE RECORDED AGAINST THE PROPER- 11. MAXIMUM TEMPERATURE OF 120 DEGREES AT ALL 18. PROVIDE TWO COPIES OF SOILS AND FOUNDATION �NSED ARCy/ HAR�'ioFOT �P SHOWERS AND TUB/SHOWE95 TO BE PROVIDED INVESTIGATION REPORT BY A LICENSED 650- a c� (BEES 152(A), EXCEPTION 5 TO SECTION 152(A)). BY THE USE OF PRE55URE BALANCE OR THERMO- A TECHNICAL ENGINEER. PROVIDE TINAL REPORT, Nc. STATIC MIXING VALVES. NET STAMPED, SIGNED AND DATED, 1 4''N F�' F r > 12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, `zP lq. CONTRACTOR SHALL NOTIFY ADJACENT PROPER- rg TI�'I m 8alboaelslandZ INCLUDING DUCT OPENINGS TO BE ABOVE ELEV- TY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR ag, COMMENCEMENT OF ANY CONSTRUCTION MINIMUM REQUIRED RATE OF VENTILATION OF 1 O 25. THE HEIGHT OF FENCES AND WALLS WITHIN REQUIRED ATION 1.00' NAVD88 MEAN SEA LEVEL (MS.L.). TO 5TARTIN6 EXCAVATION WORK. z P 51DE AND REAR YARD 5ETBACK AREAS MAY BE IN- 13.. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF 20. PROVIDE WHOLE HOUSE MECHANICAL VENTILATION pd i1- Balboa Island a GREASED PROVIDED THE HE16HT DOES NOT EXCEED NEWPORT BEACH DOES NOT RELIEVE APPLICANTS PER A5HRAE STANDARD 62.2-20015ECT. 4, WITH apo AGN ARCH. GENERAL NOTES 51X FEET AS MEASURED FROM THE PROP05ED FIN- OF THE LEGAL REQUIREMENTS TO OBSERVE EXCEPTION THAT NATURAL VENTILATION THROUGH = 200.00 P P 15HED GRADE AND NINE FEET AS MEASURED FROM COVENANTS, CONDITIONS AND RESTRICTIONS DOORS AND WINDOWS 15 NOT ANACZEFTA13LE IMPERVIOUS SURFACE = 237q NC SURVEY THE EXISTING 6RA12E PRIOR TO CONSTRUCTION. WHICH MAY BE RECORDED AGAINST THE PROPER- ALTERNATIVE TO WHOLE HOUSE VENTILATION -Balboa �NSED ARCy/ HAR�'ioFOT �P Z * No. C ADDITIONALLY, THE HEIGHT OF FENCES OR WALLS TY OR TO OBTAIN PLANS. YOU SHOULD CONTACT (BEES 152(A), EXCEPTION 5 TO SECTION 152(A)). IAN J.N. HARRISON, ARCHITECT hereby expressly rweervea its common law c."i'n, and other property rights in these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, nor are they to be assigned to a third party, without the express written permission and consent of IAN J.N. HARRISM. ARCHITECT. SHALL NOT EXCEED NINE FEET AS MEASURED FROM YOUR COMMUNITY A550GIATION5 PRIOR TO FOR CONTINUOUS WHOLE HOUSE VENTILATION, ^ TI�'I THE EXISTING GRADE OF AN ABUTTING LOT. THE POR- COMMENCEMENT OF ANY CONSTRUCTION MINIMUM REQUIRED RATE OF VENTILATION OF 1 O VJ OQ lie TION OF THE FENCE OR WALL ABOVE SIX FEET IN AUTHORIZED BY THI5 PERMIT. GFM FOR EACH 100 5F OF CONDITIONED FLOOR HEIGHT FROM THE EXISTING GRADE PRIOR TO CON- N AREA PLUS 1.5 GFM FOR EACH OCCUPANT 5TRUGTION SHALL BE CONSTRUED OF OPEN GRILL- (1 OCCUPANT PER BEDROOM + 1). VENTILATION WORK, WROUGHT IRON, LATTICEWORK, PICKETS, OR TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR r --i 51MILAR MATERIALS 50 THAT AT LEAST 51XTY (60) OF COMBINED EXHAUST AND SUPPLY PERCENT OF THE FENCE OR WALL 15 OPEN OR 15 21. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEM CONSTRUCTED OF A TRANSPARENT MATERIAL. THE VENTED TO OUTDOORS WITH RATE = 100 CFM HEIGHT OF A FENCE, HEDGE, OR WALL SHALL BE MEASURED FROM THE EXISTING GRADE PRIOR TO CONSTRUCTION AT THE LOCATION WHERE THE FENCE, HEDGE, OR WALL 15 LOCATED. FA � N Baltica A'•:. o � II I 74t J ■ SHEET INDEX PLAN Tl P1ROJ CT DATA Sl NB T2 CS CAL.GREEINNONG f S S2 C. 1 CIVIL TITLE SHEET C.2 PRECISE GRADING PLAN C. EROSION CONTROL PLAN CASITE 4 SECTIONS A5 GEOTECHNICAL C.5 RECOMMENDATIONS AGN ARCH. GENERAL NOTES 24 X 73 X 1.5 = 2628.00 CONC = 200.00 P P P PREVENTIONIPLANNOLLUTION 30 X 85 IMPERVIOUS SURFACE = 237q NC SURVEY SURVE RAP' Al FLOOR PLANS A2ROOF PLAN A3 ELEVATIONS A4 BUILDING SECTIONS A+13 A5 BUILDING SECTIONS C -C AG, ELECTRICAL PLANS AGN ARCH. GENERAL NOTES AD1 DETAILSLCTURAL AIT AD2 SGN SGD SD1 SD2 SD3 SD4 SD5 SD6 4 m ENCROACHMENT PERMIT REQ'D PER COUNCIL POLICY L-6 SEE 51TE NOTE #3 v N 12" MAX. HEIGHT CURB W/ 24" MAX. HEIGHT PLANTS IN THE EVENT ANY OF THE BAY FRONT CONCRETE WALK OR STORM DRAIN SYSTEM 15 DAMAGED BY THE PRIVATE WORK, THE OWNER SHALL PAY FOR ALL G05T5 TO RECONSTRUCT THE WALKWAY IN CONCRETE MIX THAT WILL ACHIEVE MINIMUM 3500 P51 WITHIN EIGHT (8) HOURS OF POUR. DAMAGES DONE TO THE EXI5TING UNDERGROUND STORM DRAIN SYSTEM WILL REQUIRE THE OWNER TO REPLACE ALL PIPING AND FULL WIDTH CONCRETE PANELS BETWEEN AREA DRAIN5. THE P15TANCE BETWEEN AREA DRAINS VARY BETWEEN 150 FEET AND 250 FEET. NO PORTION OF THE BAY FRONT WALK CAN BE CLOSED TO PEDESTRIAN TRAFFIC FROM 5PM TO SAM ON WEEKDAYS OR ANYTIME ON WEEKENDS. FOUNDATION PLAN FRAMING PLANS sTRUcrURAL. GENERAL NOTES TYPICAL STR-UCTLIRAL DETAILS STRUCTURAL DETAILS SI RUCTURAL DETAILS STRUCTURAL DETAILS STRUCTURAL DETAILS STRUCTURAL. DETAILS STRUCTURAL DETAILS III 1-1- 24 FORMS T-24.1 ITLF 24 FORMS T-24.2 areas AREA PLANS L1 LANDSCAPING PLAN PROJECT DATA PROJECT DESCRIPTION DEMOLISH EXISTING STRUCTURE, CONSTRUCT NEW 3 STORY SINGLE FAMILY RESIDENCE AND ATTACHED GARAGE. EXISTING SOUTH PROPERTY LINE BLOCK WALL TO REMAIN, ALL OTHER EXI5TIN6 IMPROVEMENTS TO BE REMOVED. LEGAL DESCRII'TION LOT 3 OF BLOCK 5, MAP OF SECTION TWO, BALBOA ISLAND, A5 PER MAP RECORDED IN BOOK 6, PAGE 31, RECORDS OF ORANGE COUNTY, CALIFORNIA OWNERS JAY + JUDY MILKER 1004 SOUTH BAY FRONT BALBOA 151 -AND, CALIFORNIA g2662 PROPERTY ADDRESS 1004 SOUTH BAY FRONT BALBOA ISLAND, CALIFORNIA 82662 ARCHITECT (DE516N PROFESSIONAL IN CHARGE) IAN HARR15ON 3535 E. COAST HIGHWAY, #301 CORONA DEL MAR, CALIFORNIA 82625 g4g!'123-1081 SOILS ENGINEER EGA CONSULTANTS, LLG JOB #: IH033.1 315-6 MONTE VISTA AVENUE DATE: 6/28/11 C05TA MESA, CALIFORNIA 12621 `141/642-1309 STRUCTURAL ENGINEERING RCE CONSULTANTS, INC. 11401 IRVINE AVENUE, SUITE A TUSTIN, CALIFORNIA 12180 g4q/466-1314 ALI REZAEI AREA SUMMARY-. FIRST FLOOR SECOND FLOOR THIRD FLOOR = 860.35 = 1383.24 = 205.09 TOTAL DWELLING = 2448.12 GARAGE = 318.92 TOTAL 5TRUCTURE = 2821.64 ROOF DECK = 70 BALCONIES = 300.16 ALLOWABLE: J�� 24 X 73 X 1.5 = 2628.00 2 GAR GARAGE = 200.00 TOTAL ALLOWABLE = 2828.00 LOT AREA = 2550.00 30 X 85 IMPERVIOUS SURFACE = 237q LANDSCAPE AREA 171 z Ing C H Q 7 J o N x U J�� z m 0 ., Q z �z SEAL: �NSED ARCy/ HAR�'ioFOT �P Z * No. C 6947 sq�'Fiy s_3�•1��`P SOF CAL3F0� IAN J.N. HARRISON, ARCHITECT hereby expressly rweervea its common law c."i'n, and other property rights in these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, nor are they to be assigned to a third party, without the express written permission and consent of IAN J.N. HARRISM. ARCHITECT. ^ TI�'I O VJ N w Z r --i ° x nV w oQ mss/] w o� essew JOB #: YVELKER DRAWN BY: pdw PLOT DATE: 1/3/2018 0 REVISION BY DATE Tl m N U L U O g) L w g) 0 N Z N of of Q S z z z .3 a a E 0 0 0 V L 0 U 0 a N `0 y 0 0 0 0 m S c 3 0 N 1 Yi O w Y % m 7 GRADING GENERAL NOTES GRADING 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 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. APPROVED DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 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. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN FORFEITURE OF THE CONSTRUCTION SITE CLEANUP DEPOSIT. 13. ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC OR ASS PLASTIC AND EITHER ASTM 2751, ASTM 01527, ASTM D3034 OR ASTM D1785. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE BE REMOVED FROM THE SITE. NBMC 17.32.020 GRADING FILLS AND CUTS GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 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. AREA TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 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. 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% RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CURING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY GRADING ENGINEER. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE 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 CITY GRADING ENGINEER FOR APPROVAL. 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 CITY GRADING ENGINEER 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, DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE CITY GRADING ENGINEER. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR APPROVAL. Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California EROSION CONTROL 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE 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. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 5. TEMPORARY 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 GRADING ENGINEER 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 CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. UNDERGROUND UTILITY NOTES 1. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL POTHOLE ALL UTILITY CROSSINGS AND CONNECTIONS, AND VERIFY THE LOCATION AND ELEVATION OF ALL AFFECTED UTILITIES. THE ENGINEER SHALL BE NOTIFIED OF ANY DISCREPANCIES BEFORE CONSTRUCTION BEGINS. 2. LOCATIONS OF SUBSTRUCTURES ON PLANS ARE SHOWN FROM THE BEST AVAILABLE INFORMATION HOWEVER, SUCH LOCATIONS AS SHOWN, OR FAILURE TO SHOW EXISTING SUBSTRUCTURES SHALL NOT RELIEVE THE PROTECTING FROM THE RESPONSIBILITY OF VERIFYING THE LOCATIONS AND PROTECTING ALL SUBSTRUCTURES FROM DAMAGE. 3. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT AND MAKE NECESSARY ARRANGEMENTS WITH THE APPROPRIATE UTILITY COMPANIES PRIOR TO THE BEGINNING OF CONSTRUCTION. 4. CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT (U.S.A.) AT LEAST TWO DAYS PRIOR TO BEGINNING CONSTRUCTION, TELEPHONE: 1-800-227-2600 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 SUB -SURFACE 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/SHE 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 SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. UNAUTHORIZED CHANGES AND USES: 1. THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. 2. THE CONTRACTOR SHALL BE RESPONSIBLE TO REPORT DISCREPANCIES IN PLANS OR FIELD CONDITIONS IMMEDIATELY TO THE DESIGN ENGINEER FOR RESOLUTION PRIOR TO CONSTRUCTION. PERMITTING NOTE: SEPARATE REVIEW AND APPROVAL IS REQUIRED FOR FENCING, BLOCK WALLS, SITE LIGHTING, TRASH ENCLOSURES, IRRIGATION AND LANDSCAPE, SIGNS AND ACCESSORY STRUCTURES. ENCROACHMENT PERMIT NOTE: ALL WORK ON STREET RIGHT-OF-WAY SHALL NOT COMMENCE UNTIL AND ENCROACHMENT PERMIT HAS BEEN ISSUED. STREET/ALLEY IMPROVEMENT NOTE: NEW CONCRETE SIDEWALK , CURB AND GUTTER, AND ALLEY/ STREET PAVEMENT MAY BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. SAID DETERMINATION SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. UTILITY NOTE: ALL UTILITY SERVICE CONNECTIONS SERVING THE DEVELOPMENT, INCLUDING THE TELEPHONE, ELECTRICITY, AND CABLE, SHALL BE MADE UNDERGROUND TO THE NEAREST POWER POLE. NOTE TO CONTRACTOR: 1. REFER TO ARCHITECTURAL PLANS FOR HORIZONTAL CONTROL DIMENSIONS. 2. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL VERIFY THE HORIZONTAL AND VERTICAL POSITION OF ALL POINTS OF CONNECTION TO EXISTING STRUCTURES. THIS SHALL INCLUDE BOTH ABOVE GROUND AND BELOW GROUND POINTS OF CONNECTION. THE ENGINEER SHALL BE NOTIFIED OF ANY DISCREPANCIES PRIOR TO THE BEGINNING OF CONSTRUCTION. REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 EARTHWORK L QUANTITIES SHOWN HEREON ARE FOR PERMIT FEE ESTABLISHMENT PURPOSES ONLY AND SHALL NOT BE USED FOR BIDDING OR CONTRACT PURPOSES. CONTRACTOR IS REQUIRED TO VERIFY ALL QUANTITIES PRIOR TO COMMENCEMENT OF WORK. II. SEE SOIL REPORT No. 20151003-1, PREPARED BY R MCCARTHY CONSULTING INC, DATED OCTBER 3, 2015, FOR ADDITIONAL INFORMATION AND/OR REQUIREMENTS. III. VALUES PRESENTED FOR BULKING ARE AN ESTIMATES ONLY. VALUES SHOULD BE REEVALUATED DURING THE EARLY STAGES OF SITE GRADING TO INSURE THE BALANCE OF CUT AND FILL QUANTITIES. (BULKING AND SHRINKAGE ARE NOT ANTICIPATED AT THIS TIME) IV. VALUES SHOWN DO NOT ADDRESS OVER -EXCAVATION REQUIRED IN CUT/FILL TRANSITION PADS PURSUIT TO THE CURRENT REQUIREMENTS OF THE COUNTY OF ORANGE. SITE SPOILS SUCH AS, FOUNDATIONS, RETAINING WALLS, UTILITY TRENCHING, ETC. ARE NOT ACCOUNTED FOR IN THE ABOVE VOLUMES. Yardage Calculations: Gross Yardage Volumes: Cut = 10 c.y. Fill = 5 c.y. Export = 5 c.y. Overexcavation = 208 c.y. SITE SQUARE FOOTAGE= 2,550 S.F. BASIS OF BEARINGS THE BEARING OF N30°00'00"W ON THE SW'LY LIN E OF LOTS 23-25, BLOCKS, SECTION 5, BALBOA ISLAND, M.M. BK. 8, PG. 9, RECORDS OF ORANGE COUNTY. BENCH MARK BENCHMARK NO.: NB3-13-70 FOUND ALUMINUM BENCHMARK DISK STAMPED "NB3-13-70", SET IN TOP OF A CONC. SEAWALL. MON. IS LOCATED IN THE NORTHWEST CORNER OF THE INTERSECTION OF PARK AVE. & THE GRAND CANAL, ALONG THE NORTHWESTERLY SIDE OF THE GRAND CANAL AND 23' NORTHERLY OF THE CENTER LINE OF PARK AVE. MON. IS SET DN. 0.5' FROM TOP OF SEAWWALL. ELEVATION: 7.735 FEET (NAVD88) LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: LOT 22, BLOCK 5, SECTION FIVE, BALBOA ISLAND IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS SHOWN ON A MAP RECORDED IN BOOK 8, PAGE 9 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY. ABBREVIATIONS Balboa Islan-d Penlinsub IRar ARCHITECT IAN HARRISON 3535 E. COAST HIGHWAY, #301 CORONA DEL MAR, CA 92625 949.723.1091 SOIL ENGINEER EGA CONSULTANT,LLC 375-C MONTE VISTA AVE COSTA MESA, CA 92627 949.642.9309 ❑N�IINCCrcirv� 3�ALC: DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 12-05_17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 12-28-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: 111 - OrR dui= 8�7 � tlil y Front- PROJECT SITE---_,�( VICINITY MAP NTS ssialbo E$,I d FLOW LINE PVMT A. B. AGGREGATE BASE FL REINFORCED CONCRETE PIPE FEET A.C. ASPHALT CONCRETE FS SF SQUARE FEET BCR BEGIN OF CURB RETURN FT GARAGE FINISH FLOOR SPFPWC BM BENCH MARK G PUBLIC WORKS CONSTRUCTION HIGH POINT BW BACK OF WALK GB SPPWC STANDARD PLANS FOR PUBLIC CB CATCH BASIN GFF SYMBOLS CF CURB FACE HL SQUARE LANDSCAPE C&G CURB AND GUTTER HP S (37.00 EP) CIP CAST IRON PIPE INV ® CMU WALL EXISTING ELEVATION TOP OF GRATE INLET DRAINAGE/FITTINGS MANUF. TRW TOP OF RETAINING WALL NATURAL GROUND CL CENTER LINE LF TW 37.00 FS CLB CITY OF LONG BEACH LS �o- ROD IRON FENCE PROPOSED ELEVATION UNLESS NOTED OTHERWISE PAD ELEVATION VCP W/ PILASTERS PROPERTY LINE CMU CONCRETE MORTAR UNIT MH W/ WITH CO CLEAN OUT MIN POLYVINYL CHLORIDE .526262626262. SAND BAGS WATER VALVE (N) FLOW LINE CY CUBIC YARD rF-0 STREET LIGHT DIA DIAMETER NDS CENTER LINE EA EACH NG AREA DRAIN (E) EXISTING NTS -••-••- PROPERTY LINE ECR END OF CURB RETURN PA ELEV ELEVATION PCC EP EDGE OF PAVEMENT PE FIFE FINISH FLOOR ELEVATION R OWNER CIVIL ENGINEER FG FINISH GRADE POC PP CHRISTIE AND DEN GARRETT JT CONSULTING ENGINEERS 304 NORTH OLD RANCH ROAD 14371 EUCLID ST. #2F PVC ARCADIA, CALIFORNIA 91007 GARDEN GROVE, CA 92843 626.282.8450 CONTACT: JOHN TRAN Q 714.265.1200 ARCHITECT IAN HARRISON 3535 E. COAST HIGHWAY, #301 CORONA DEL MAR, CA 92625 949.723.1091 SOIL ENGINEER EGA CONSULTANT,LLC 375-C MONTE VISTA AVE COSTA MESA, CA 92627 949.642.9309 ❑N�IINCCrcirv� 3�ALC: DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 12-05_17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 12-28-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: 111 - OrR dui= 8�7 � tlil y Front- PROJECT SITE---_,�( VICINITY MAP NTS ssialbo E$,I d FLOW LINE PVMT PAVEMENT FINISHED SURFACE RCP REINFORCED CONCRETE PIPE FEET R/W RIGHT OF WAY GAS SF SQUARE FEET GRADE BREAK SL SLOPE GARAGE FINISH FLOOR SPFPWC STANDARD PLANS FOR HOUSE LATERAL GEOTECHNICAL RECOMMENDATIONS PUBLIC WORKS CONSTRUCTION HIGH POINT SFD SINGLE FAMILY DWELLING INVERT ELEVATION SPPWC STANDARD PLANS FOR PUBLIC WORKS CONSTRUCTION LINEAR FEET SQ SQUARE LANDSCAPE MAINTENANCE HOLE S SEWER MINIMUM TC TOP OF CURB NEW TG TOP OF GRATE INLET DRAINAGE/FITTINGS MANUF. TRW TOP OF RETAINING WALL NATURAL GROUND TSW TOP OF STEM WALL NOT TO SCALE TW TOP OF WALL PLANTER AREA TYP TYPICAL PORTLAND CEMENT CONCRETE UNO UNLESS NOTED OTHERWISE PAD ELEVATION VCP VITIRIFIED CLAY PIPE PROPERTY LINE W WATER POINT OF CONNECTION W/ WITH POWER POLE WM WATER METER POLYVINYL CHLORIDE WV WATER VALVE WWM WELDED WIRE MESH TITLE SHEET & NOTES 1004 SOUTH BAY NEWPORT BEACH, CA 92662 TEL 626.282.8450 DRAWING NUMBER: SHEET 1 OF 5 ?9 INDEX OF DRAWINGS SHEET NO. DESCRIPTION C.1 TITLE SHEET & NOTES C.2 PRECISE GRADING PLAN C.3 EROSION CONTROL PLAN C.4 SECTIONS C.5 GEOTECHNICAL RECOMMENDATIONS TITLE SHEET & NOTES 1004 SOUTH BAY NEWPORT BEACH, CA 92662 TEL 626.282.8450 DRAWING NUMBER: SHEET 1 OF 5 ?9 4 fV Q N N v m ITT N a I I I 11 4 U ¢ �z�� U U zoo`x � O U S o (� w U z U�< z Z 0z Ell AmohL Ali ■92 , SEAL: t ---- -----t r----------- 4 IAN J.N. HARRISON, ARCHITECT hemby expressly resew mon s its comlaw copyright and other property rights In these plans. These plans are not to be reprodaaad, copied or changed m any fih-ho whatsoever, nor are they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. VQ/J I I I - I I I I I I I v I I I I � N I I I I I I I I I I I I I � I I I I I - I _ I I I I I I I I I � W I I I H � I I I I I I X�7 Q I I w Q� w �o M� w JOB #: YNELKEK DRAWN BY: pdw PLOT DATE: 5/15/2011 REVISION BY DATE 1 1 11 AREAS 1Y, 7 l � O I \I [V NT I I o 1Y, 1 , I I I I I I I I I I I I I I I I I _ N I _ I I I \ I I I I I N o� I I I I I I I _ 0' _ � I 11 N I I I I I in I I I I I I I I I I I ----------------------------------- o I I I I I I o l — J ION I I _ I I O O 2'-T 0_4" 1'-4" 21'-0" ?827.64 ?448.72 � � U ¢ �z�� U U zoo`x � O U S o (� w U z U�< z Z 0z SEAL: LASED ARn SN. HARRiS,TF�,� \GF' "Z- No. No. C 6947 OF CAS IAN J.N. HARRISON, ARCHITECT hemby expressly resew mon s its comlaw copyright and other property rights In these plans. These plans are not to be reprodaaad, copied or changed m any fih-ho whatsoever, nor are they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. VQ/J O O N W N H � w zz o Q w Q� w �o M� w JOB #: YNELKEK DRAWN BY: pdw PLOT DATE: 5/15/2011 REVISION BY DATE AREAS 20 I SET LD., TK. & TAG L.S. 4459 ON 1.00' /S ON P.L. PROD. �o\ EL.=7.62' 7.37 s�lS J 7.65 �v FL FS m U01)na0\ F� N W LO ' �E)I SEWER LATERAL LOCATION CONSTRUCT 5" CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ FIELD VERIFY 7 15 \/ REMOVE (E) ATERAL & INSTALL NEW LATERAL FL © PER NOTE SF Ba E 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 11 EA OINSTALL 4" PVC DRAIN PIPE SDR 35 150 LF SET CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER L.S. 44 ON 1.00' SF y,9 0/S ON Y.L. PROD. INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER. I EL.=7.51' FD. 1" I.P. & TAG 1 1 L.S. 2312 ON 0.1" �_ 9 9 0/S ON P.L. PROD. �, > 3 3 PER R3 n _0a_ " �.� > > -\'• v' H ZH o\ F )z o\ 7.70 �0\ 6.601NV ao ` �5 a �5 MATCH(E) - \' �c� / INLET 8.22 _ FS 7.84�1�I/I- 8.27FS:F� �5FS F - ---- �u - 5---8.11FG � - $ - TRASH BINS - 1 6.751NV 8.10 1 1 OUTLET FS \� 9.00TSW 8.57FS 1 9.00TSW 8.12FS 1 9.00TSW 1 8.50FS I I 417 2 CAR. GARAGE CURB ELEVATION = 9.00'(NAVD88) 2.07 I C I C4 70 9.00TSW 9.00TSW 1 810 8.12FS 8.50FS 57 4.47 FS FS 1 I 7.73 1 4 FS 6.901NV _ _ OUTLET _ -6 6� I�( F5 - IN 5 g\ ry 'z - Ln n > d 0) CP zoo o 0 rl-,&:5 C6N(N 7 CONSTRUCTION NOTES QUANTITIES O CONSTRUCT 5" CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ 360 SF 445 #4 @ 18" O.C. EA WAY OVER COMPACTED GRADE 0/S ON OCONSTRUCT BIORETENTION WITH UNDERDRAIN PER DETAIL 1 OF SHEET C.2. 37 SF OINSTALL 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 11 EA OINSTALL 4" PVC DRAIN PIPE SDR 35 150 LF OCONSTRUCT CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER - SF © INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER. 14 LF S(E) WATER METER TO REMIAN 1 EA ® INSTALL 3" PVC OVERFLOW PIPE SDR 35 7 LF OCONSTRUCT 5.5" HIGH MAX FENCE ON 6" HIGH CONCRETE CURB UNDER SEPARATE PERMIT. 66 LF 1 INSTALL 1" WATER SERVICE LINE (COPPER TUBE, 200 PSI MAX, 5 LF TOP OF STEM WALL AWWA STD No. C901 -78, ASTM D-2737) W/ MIN. 24" COVER TOP OF FOOTING EWH 1 1 INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. 2 EA 1 2 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE 2 EA 4 INSTALL 4"0 PVC PERFORATED PIPE OVERFLOW WITH A MINIMUM 1.0% SLOPE. 18 LF 14 INSTALL 2"0 SCHEDULE 40 DISCHARGE PIPE 154 LF 13 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL 4 OF SHEET C.2. 30 LF 1 6 CONSTRUCT 2.5' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT 37 LF MIN. WIDE PEDSTRIAN SAFE FRAME & DIMENSIONS DETERMINED -6" GRATE 3 /8" SLOT OPENING EAST JORDAN BY GRATE FRAME DIMENSIONS. USE FRAME AS A FORM. IRON WORKS OR EQUAL (800) 874-4100 4' D GRATE 3" 7.25TCCA #4 REBAR TOP & BOTTOM Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California bo;000;o°$:o aopo-FILL THIS PORTION W/ CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB 24" 3" CRUSHED ROCK W/ A SECTION PLAN VIEW A FILTER CLOTH REVISIONS -12' F5 �5 -� / D �`1"'\ 00 If a�a�� '%, 9, 9 ` F5 8.61 FS 9 C6 Qr-m % «\ « NN0000' 1 ",W 15 `84.98' 8.28T, - - - - - - ___ _ 8.88FS__ 8.30F&� O %5 U F- 0 m 8.214 8.33 �• I 41 `f+ FG FG I Im N 8.27SHF.+ER r� FS .12• 1 FS ---------------- ---- 8.17-- --- --------- - - - - �' N 1 1 p1/ E 6' HI H CONC. x0 4 CI nry n�nll DWELLING FINISH SLAB ELEVATION = 9.80' PAD ELEVATION =7.90' (NAVD88) FF 9.00 PAD 7.90 - -- o,---T- 1�7 Fl T 1 I moi N0a01'52"E\?;4.98' 5" WIDE CONIC WALL 2-#4 CONT. - TYP ® 4" PVC VERTICAL - RISER FINISHED SURFACE - 2'-10" (37.0SF)(Z I -3" LAYER OF MUL H 1 , PERMEABLE) ° GEOTEXTILE (04" OVERFLOW INVERT PER PLAN NATIVE SOIL PEA GRAVEL (E) PLANTER AREA 0 SOIL/PLANTING MIX W/ INFILTRATION RATE =2.5 IN/HR. BIORLIN FILTER NTS A. DIG A 24" WIDE x 24" DEEP TRENCH B. PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE. C. FILL BOTTOM 6" OF THE TRENCH WITH CRUSHED ROCK. D. FORM AND POUR PERIMETER CONCRETE CURB. E. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4' FROM TOP OF TRENCH BOTTOMLESS TRENCH DRAIN NTS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. CHECKED: J.T. RECOMMENDED: APPROVED: \'I 116'-6" 1 2'-5' L FD. LD., TK 4"0 PERFORATED L.S. 6970 0 18"x 12" CONC TO 3"0 SOLID 0/S PER R'� FLASH GUARD 6.89INV, LP EL.=6.70' �5 4"0 PVC GRATE O SCREWS AS (NDS PRODUCT PER GRATE W/SCREWS & COLLAR) T FINISHED SURFACE 1.0% MIN 1.0% MIN v'T 11 II III�IL-Tr (A)4" PVC DRAI- - INVERT PER PLAN () AREA DRAIN 2 NTS DOWNSPOUT PER PLAN ( COORDINATE WITH ARCH PLAN) 90° ELBOW 4" PVC DRAIN FINISHED (-EXTENSION GRADE ITI \-4" PVC DRAIN CONCRETE FOOTING-/4 INVERT PER PLAN PER STRUCTURAL DWGS ROOF DRAIN CONNECTION 3 NTS DATE: PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE 12-05-17 NEWPORT BEACH, CA 92660 12-28-17 APPROVED SIGNATURE DATE GRADING PERMIT NUMBER: ,T 9( P. )' K. & TAG )N 7.00' . PROD. v J CONIC SEAWALL �J LEGEND SET LD. 4"0 PVC SDR 35 DRAIN L.S. 445 �53 � 0/S ON = J z , z� F w �\ EL.=6.6! 1 PROPERTY LINE w cu -u- u'r1 rd % n Ln coo00 ;tI-, o6 ci /6 Cb \ 6+ 0 J /1' I 8.75FS 6.89 6�\ SC 7 25T p�\ 7.00FG TOP OF FENCE - - - 13i .�\I11.38TW FS z.o�`\ PA 00o 8.71 F WE I EXISTING 7.25TC NEW - - FS - - - - - _ SEWER CLEAN OUT �I \s 7.00FG 1 Cd n�� � 2 r7;7.0OFG11.38TW / 9.00T SEE STRUCTURAL PLANS TW TOP OF WALL TSW TOP OF STEM WALL 5.83TF TOP OF FOOTING EWH EXPOSED WALL HEIGHT TC TOP OF CURB 2.OEWH PLANTER AREA I 4 7.00FG 1 Cy"5.83TF �� 9.00T 8.55TG I 2.OEWH 1�\ .701NV o I 4' D 7.25TCCA 7.00FG 'j- 8.55TG 3 7.801N 8.71 7.00FG 1 FS I 9.00T 5" WIDE CONIC WALL 2-#4 CONT. - TYP ® 4" PVC VERTICAL - RISER FINISHED SURFACE - 2'-10" (37.0SF)(Z I -3" LAYER OF MUL H 1 , PERMEABLE) ° GEOTEXTILE (04" OVERFLOW INVERT PER PLAN NATIVE SOIL PEA GRAVEL (E) PLANTER AREA 0 SOIL/PLANTING MIX W/ INFILTRATION RATE =2.5 IN/HR. BIORLIN FILTER NTS A. DIG A 24" WIDE x 24" DEEP TRENCH B. PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE. C. FILL BOTTOM 6" OF THE TRENCH WITH CRUSHED ROCK. D. FORM AND POUR PERIMETER CONCRETE CURB. E. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4' FROM TOP OF TRENCH BOTTOMLESS TRENCH DRAIN NTS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. CHECKED: J.T. RECOMMENDED: APPROVED: \'I 116'-6" 1 2'-5' L FD. LD., TK 4"0 PERFORATED L.S. 6970 0 18"x 12" CONC TO 3"0 SOLID 0/S PER R'� FLASH GUARD 6.89INV, LP EL.=6.70' �5 4"0 PVC GRATE O SCREWS AS (NDS PRODUCT PER GRATE W/SCREWS & COLLAR) T FINISHED SURFACE 1.0% MIN 1.0% MIN v'T 11 II III�IL-Tr (A)4" PVC DRAI- - INVERT PER PLAN () AREA DRAIN 2 NTS DOWNSPOUT PER PLAN ( COORDINATE WITH ARCH PLAN) 90° ELBOW 4" PVC DRAIN FINISHED (-EXTENSION GRADE ITI \-4" PVC DRAIN CONCRETE FOOTING-/4 INVERT PER PLAN PER STRUCTURAL DWGS ROOF DRAIN CONNECTION 3 NTS DATE: PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE 12-05-17 NEWPORT BEACH, CA 92660 12-28-17 APPROVED SIGNATURE DATE GRADING PERMIT NUMBER: ,T 9( P. )' K. & TAG )N 7.00' . PROD. v J CONIC SEAWALL �J LEGEND 81175FS 4"0 PVC SDR 35 DRAIN 5.83TF PIPE UNO, SEE NOTE ® 8.88 O 4 ITEPS Ilk 2.OEWH PROPERTY LINE 8.88 0 FS FS 8.88FS /1' I 8.75FS 6.89 6�\ 7.25TC 7.00FG TOP OF FENCE �'�j M 13i .�\I11.38TW FS z.o�`\ PA 00o 8782- WE V/4 �� EXISTING ` "z\ NEW - - FS - - - - - _ SEWER CLEAN OUT / 8 0� 6. /� OUTLET .38T \ �V Cd n�� � 2 r7;7.0OFG11.38TW 5" WIDE CONIC WALL 2-#4 CONT. - TYP ® 4" PVC VERTICAL - RISER FINISHED SURFACE - 2'-10" (37.0SF)(Z I -3" LAYER OF MUL H 1 , PERMEABLE) ° GEOTEXTILE (04" OVERFLOW INVERT PER PLAN NATIVE SOIL PEA GRAVEL (E) PLANTER AREA 0 SOIL/PLANTING MIX W/ INFILTRATION RATE =2.5 IN/HR. BIORLIN FILTER NTS A. DIG A 24" WIDE x 24" DEEP TRENCH B. PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE. C. FILL BOTTOM 6" OF THE TRENCH WITH CRUSHED ROCK. D. FORM AND POUR PERIMETER CONCRETE CURB. E. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4' FROM TOP OF TRENCH BOTTOMLESS TRENCH DRAIN NTS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. CHECKED: J.T. RECOMMENDED: APPROVED: \'I 116'-6" 1 2'-5' L FD. LD., TK 4"0 PERFORATED L.S. 6970 0 18"x 12" CONC TO 3"0 SOLID 0/S PER R'� FLASH GUARD 6.89INV, LP EL.=6.70' �5 4"0 PVC GRATE O SCREWS AS (NDS PRODUCT PER GRATE W/SCREWS & COLLAR) T FINISHED SURFACE 1.0% MIN 1.0% MIN v'T 11 II III�IL-Tr (A)4" PVC DRAI- - INVERT PER PLAN () AREA DRAIN 2 NTS DOWNSPOUT PER PLAN ( COORDINATE WITH ARCH PLAN) 90° ELBOW 4" PVC DRAIN FINISHED (-EXTENSION GRADE ITI \-4" PVC DRAIN CONCRETE FOOTING-/4 INVERT PER PLAN PER STRUCTURAL DWGS ROOF DRAIN CONNECTION 3 NTS DATE: PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE 12-05-17 NEWPORT BEACH, CA 92660 12-28-17 APPROVED SIGNATURE DATE GRADING PERMIT NUMBER: ,T 9( P. )' K. & TAG )N 7.00' . PROD. v J CONIC SEAWALL �J LEGEND - - - 4"0 PVC SDR 35 DRAIN UB PIPE UNO, SEE NOTE ® U CENTER LINE M PROPERTY LINE FS(37.00) EXISTING ELEVATION 37.00 FS PROPOSED ELEVATION TOF TOP OF FENCE • DS PROPOSED DOWN SPOUT LOCATION, CD SEE DETAIL 3 HEREON FOR CONNE PA 00o HP HIGH POINT (E) EXISTING C4 NEW SCO SEWER CLEAN OUT - - - - 3"0 OVERFLOW PVC SDR 35 Cd 5" WIDE CONIC WALL 2-#4 CONT. - TYP ® 4" PVC VERTICAL - RISER FINISHED SURFACE - 2'-10" (37.0SF)(Z I -3" LAYER OF MUL H 1 , PERMEABLE) ° GEOTEXTILE (04" OVERFLOW INVERT PER PLAN NATIVE SOIL PEA GRAVEL (E) PLANTER AREA 0 SOIL/PLANTING MIX W/ INFILTRATION RATE =2.5 IN/HR. BIORLIN FILTER NTS A. DIG A 24" WIDE x 24" DEEP TRENCH B. PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE. C. FILL BOTTOM 6" OF THE TRENCH WITH CRUSHED ROCK. D. FORM AND POUR PERIMETER CONCRETE CURB. E. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4' FROM TOP OF TRENCH BOTTOMLESS TRENCH DRAIN NTS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. CHECKED: J.T. RECOMMENDED: APPROVED: \'I 116'-6" 1 2'-5' L FD. LD., TK 4"0 PERFORATED L.S. 6970 0 18"x 12" CONC TO 3"0 SOLID 0/S PER R'� FLASH GUARD 6.89INV, LP EL.=6.70' �5 4"0 PVC GRATE O SCREWS AS (NDS PRODUCT PER GRATE W/SCREWS & COLLAR) T FINISHED SURFACE 1.0% MIN 1.0% MIN v'T 11 II III�IL-Tr (A)4" PVC DRAI- - INVERT PER PLAN () AREA DRAIN 2 NTS DOWNSPOUT PER PLAN ( COORDINATE WITH ARCH PLAN) 90° ELBOW 4" PVC DRAIN FINISHED (-EXTENSION GRADE ITI \-4" PVC DRAIN CONCRETE FOOTING-/4 INVERT PER PLAN PER STRUCTURAL DWGS ROOF DRAIN CONNECTION 3 NTS DATE: PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE 12-05-17 NEWPORT BEACH, CA 92660 12-28-17 APPROVED SIGNATURE DATE GRADING PERMIT NUMBER: ,T 9( P. )' K. & TAG )N 7.00' . PROD. v J CONIC SEAWALL �J LEGEND - - - 4"0 PVC SDR 35 DRAIN PIPE UNO, SEE NOTE ® 4"0 AREA DRAIN, SEE NOTE O CENTER LINE ----- PROPERTY LINE FS(37.00) EXISTING ELEVATION 37.00 FS PROPOSED ELEVATION TOF TOP OF FENCE • DS PROPOSED DOWN SPOUT LOCATION, SEE DETAIL 3 HEREON FOR CONNE PA PLANTER AREA HP HIGH POINT (E) EXISTING (N) NEW SCO SEWER CLEAN OUT - - - - 3"0 OVERFLOW PVC SDR 35 PIPE UNO, SEE NOTE® BIORETENTION, SEE NOTE@ PROPOSED RETAINING WALL, �r SEE STRUCTURAL PLANS TW TOP OF WALL TSW TOP OF STEM WALL TF TOP OF FOOTING EWH EXPOSED WALL HEIGHT TC TOP OF CURB PLANTER AREA 0 2.5' 5 10' 15`9 GRAPHIC SCALE: 1 "=5' PUBLIC WORKS DEPARTMENT NOTES PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT 1 PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 5. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. BUILDING DIVISION NOTES 1, SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PLAN NOTES 1 . ALL ROOF DRAINAGE SHALL COLLECTED BY RAIN GUTTERS VIA DOWNSPOUT AND UNDERDRAIN PIPES. 2. CONCRETE FLOOR SLABS SHALL BE UNDERLAINED WITH 4" CAPILLARY BREAK -4" OF GRADE GRAVEL OR CRUSHED STONE. DRAWING NUMBER: PRECISE GRADING PLAN 1004 SOUTH BAY C*2 NEWPORT BEACH, CA 92662 TEL 626.282.8450 SHEET 2 OF 5 I SET LD., TK. & TAG L.S. 4459 ON 1.00' /S ON P.L. PROD. °\ EL.=7.62' m �°\ II G ` F� c�0\ C L r� C u G x (E) SEWER LATERAL C;P OQ'\ SET LD., TK. & TAG L.S. 4459 ON 1.00' 0/S ON Y.L. PROD. 1 EL.=7.51' FD. 1" I.P. & TAG L.S. 2312 ON 0.1" 0/S ON P.L. PROD. PER R3 F5 ADJACENT DWELLING �5 ��� \�°\ I' I ��5 II ``%/i4•'t5h / NJ°0 0-'11 ",W `-8 4N.9 8 _ 41 41 _YP TRASH BINS--- fo\ — —� IIi!IjiiIIi! —/ 5�—•_0g" 2 CAR GAR -AGE ARAGE \cCURB ELEVATION=9.00'(NAVD88) -12' •� �g\ \ E TYP FINISH SLAB E PAD ELEVATION \/5 S -12' — ----,------------ —Ti l ...... ._. _51 . .._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._ CONIC. N0°01'52' (E) UHIGH BLOCK WALL `'� ADJACENT DWELLING C.3 EXCAVATION NOTES OBUILDING PAD AREA SHALL BE OVEREXCAVATED AT LEAST 3.0' BELOW EXISTING GRADE OR A MINIMUM OF ONE FOOT BELOW PROPOSED FOUNDATION, SEE PLAN FOR LIMIT OF OVEREXCAVATION. SEE SHEET C5 FOR ADDITIONAL RECOMENDATIONS. 0 2.5' 5' 10' 15 GRAPHIC SCALE: 1 "=5' QUANTITIES 1,876 SF v '"T '1, 41----- -- \' J '��iiii!i ❑� TYP LLINGLEVATION=9.80' 5'-0" i IIIIIII =TW(NAVD88) I �3\ i I !E . ._.._.._.._.._.._.._.._.._.._.._.._.._.. _.._.._.._.. GATE E\?;4.98' �5 3'-0" i --LIMIT OF OVER - EXCAVATION (N) BUILDING i 2, 0„ (E)i GROUND SUIFACE 1� CONTROLLED COMPACTED O FILL SECTION A -A EROSIONCONTROL NOTES: 1. IN CASE OF EMERGENCY, CALL OWNER AT 626.282.84507. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE 2. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO AVAILABLE AT ALL TIMES DURING THE RAINY SEASON TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL CONTAMINATE THE SOILS AND SURFACE WATERS. ALL (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE DEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT SEDIMENTS AND OTHER POLLUTANTS ON SITE. THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERATE WASHED INTO THE DRAINAGE SYSTEM. EMERGENCY DEVICES WHEN RAIN IS IMMINENT. BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY ARE NO LONGER REQUIRED. ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESS, THEY CAN BE DISPOSED OF AS SOLID WASTE. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE 15. DEVELOPERS /CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS EROSION CONTROL DEVICES AND BMP?s ARE INSTALLED AND AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL FUNTIONING PROPERLY IF THERE IS A 40% CHANCE OF 0.25 AND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF- IF REQUESTED BY THE BUILDING OFFICIAL. INCHES OR GREATER OF PREDICTED PRECIPITATION, AND AFTER SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE 10. EVERY EFFORT SHOULD BE MADE TO ELIMINATE THE DISCHARGE ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION SITE ON A DAILY BASIS. OF NONSTORM WATER FROM THE PROJECT SITES AT ALL TIMES. CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES 11. EDODED SEDIMENTS AND OTHER POLLUTANTS MUST BE THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DEPOSED OF RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION PROPERLY. SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL CHECK LIST AND INSPECTION LOGS ARE AVAILABLE UPON 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH DRAINAGE COURSES, OR WIND. REQUEST). OF WATER IN ANY DEVICE EXCEEDS TWO FEET. THE DEVICE 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION -RELATED 16. TRASH AND CONSTRUCTION -RELATED SOLID WASTES MUST BE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS FROM THE SITE BY THE FORCES OF WIND OR WATER. CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 3'-0" V11T OF---! OVER- i VATION i 2'-0" ; (E) GROUND SURFACE: 111111 1 I 0 0 m -BOTT. OF FOOTING (E) SOILS 17. SEDIMENTS AND OTHER MATERIALS AMY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATIOBN MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. AS THE ENGINEER OF RECORD, I HAVE SELECTED APPROPRIATE BMPs TO EFFECTIVELY MINIMIZE THE NEGATIVE IMPACTS OF THIS PROJECT?S CONSTRUCTION ACTIVITIES ON STORM WATER QUALITY. THE PROJECT OWNER AND CONTRACTOR ARE AWARE THAT THE SELECTED BMPs MUST BE INSTALLED, MONITORED, AND MAINTAINED TO ENSURE THEIR EFFECTIVENESS. THE BMPs NOT SELECTED FOR IMPLEMENTATION ARE REDUNDANT OR DEEMED NOT APPLICABLE TO THE PROPOSED CONSTRUCTION ACTIVITY. DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 12-05-17 CHECKED: J.T. 12-28-17 RECOMMENDED: APPROVED: q SET LD., TK. & TAG L.S. 4459 ON 7.00' 0/S ON P.L. PROD. EL.=6.69' �\ VIII\� 0 FD. LD., TK. & T G L.S. 6970 ON .0 ' OIS PER R2 EL.=6.70' —LIMIT OF OVER - EXCAVATION i i i (E) GROUND j SURFACE 0 2'-0" I� z CONIC SEAWALL (N) BUILDING CONTROLLED j - COMPACTED GRADE O 2 BAG HIGH SAN D BAG DETAIL NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE (E) SOILS LIMIT OF--' OVER- ! EXCAVATION i i i i (E) GROUND SURFACE i CONIC FOOTING PER STRUCTURAL I Z STRUCTURAL DWGS lul 0 1 M 1F 2'-0" SECTION B -B 1'=2'-6" LEGEND LIMIT OF OVEREXCAVATION EROSION CONTROL PLAN 1004 SOUTH BAY NEWPORT BEACH, CA 92662 TEL 626.282.8450 DRAWING NUMBER: SHEET 3 OF 5 Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California PANTRY (E) G 3'-1' RADE U I I SECTION A -A 2'-0" E) ADJACENT BUILDING 12'-0" 3'-1' I I SECTION B -B 1 "=2'-0" GARAGE I I CONSTRUCTION NOTES O CONSTRUCT 5" CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ #4 Q 18" O.C. EA WAY OVER COMPACTED GRADE OCONSTRUCT BIORETENTION WITH UNDERDRAIN PER DETAIL 1 OF SHEET C.2. OINSTALL 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 ® INSTALL 4" PVC DRAIN PIPE SDR 35 C5 CONSTRUCT CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER © INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER C(E) WATER METER TO REMIAN ® INSTALL 3" PVC OVERFLOW PIPE SDR 35 OCONSTRUCT 5.5" HIGH MAX FENCE ON 6" HIGH CONCRETE CURB UNDER SEPARATE PERMIT. INSTALL 1" WATER SERVICE LINE (COPPER TUBE, 200 PSI MAX, 1 AWWA STD No. C901-78, ASTM D-2737) W/ MIN. 24" COVER 1 1 INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. Q2 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE INSTALL 4"0 PVC PERFORATED PIPE OVERFLOW WITH A MINIMUM 1.0% SLOPE. 1 4 INSTALL 2"0 SCHEDULE 40 DISCHARGE PIPE 1 5 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL 4 OF SHEET C.2. 1 6 CONSTRUCT 2.5' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT NDS 24"X24" CATCH BASIN W/ EXTENSION ADJUST TO FIT OR APPROVED EQUAL 2"0 PVC FLOTEC SUMP PUMP W/ E0, DISCHARGE 6.0' STATIC HEAD LOW FLOW I B.F� (PUt°P NOPROLEDVELQUAL t NOT 11 810 TSW 9.00 TO EXCEED 50 DBA, BACK-UP (7.15 I ----------------------------------- 9.00 (E) ALLEY FS 2.0% PUMP IS REQUIRED) FL 4.1 % o oamamam: 4"0 PVC - .smsm_m_ mmmmmm o D RAIN 4 I L_ I 16'-0" 2'-4 1/2 3'-0" LIVING I 5 I T(E) GRADE ' F.F. 9.00 ---- --------- - — — — — I 9.00TW U (E) GRADE SECTION D -D 1'-2'-0° REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 SECTION C -C 1 "=2'-0" I (E) BOARD WALK DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 12-05-17 CHECKED: J.T. 12-28-17 RECOMMENDED: APPROVED: PLAN VIEW DECORATIVE COVER FINISHE GRADE 7.75TG (SUMP PIT 1) 7.92TG SUMP PIT 2 NDS 24"X24" CATCH BASIN W/ EXTENSIO 1 1 ADJUST TO FIT OR - APPROVED EQUAL PUMP ON O_ EL. 7.5" PUMP OFF O - EL. 3" DETAIL NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE 38TW 6 CONC WALL 2"0 PVC DISCHARGE 8.79FS(SUMP PIT 1) 8.86FS(SUMP PIT 2) I 4"0 PVC DRAIN® INLET, INVERT PER PLAN o F 2" 0 PVC DISCHARGE FLOTEC SUMP PUMP W/ 6.0' STATIC HEAD LOW FLOW OR APPROVED EQUAL (PUMP NOISE LEVEL NOT TO EXCEED 50 DBA, BACK-UP PUMP IS REQUIRED) SECTION VIEW SECTIONS 1004 SOUTH BAY NEWPORT BEACH, CA 92662 TEL 626.282.8450 QUANTITIES 360 SF 37 SF 11 EA 150 LF - SF 14 LF 1 EA 7 LF 66 LF 5 LF 2 EA 2 EA 18 LF 154 LF 30 LF 37 LF 18"x12" CONC FLASH GUARD 3" LAYER OF MULCH DRAWING NUMBER: SHEET 4 OF 5 23 Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California Modulus of Subgrade Reaction: k, = 100 lbs/in3 The basement mat slab shall be directly underlain by a min. 2 -inch thick layer of washed sand, underlain by min. 15 -mil stego wrap (%-inch or equiv., lapped and sealed), underlain by 4 inches of gravel (-inch crushed rock), underlain by competent native materials. Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Cement Type for Concrete in Contact with On -Site Earth Materials Concrete mix design should be based on sulfate testing with Section 1904.2 of life 2016 CBC. Preliminary laboratory lesliug indicates the site soils possess negligible sulfate exposure, (0.0030 percent by weight, 30 ppm). In the event import soils are used, the soils shall be tested for sulfate content and the associated recommendation shall be implemented as follows: ACI 318 BUILDING CODE Table 4.3.1 - REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS Sulfate Water soluble Sulfate (SO,,) in Cement Type Maximum water- Minimum W, Exposure sulfate (SO,) in soil water, ppm cementltious material normal -weight percent by weight raliu, by weight. normal and light weight weight concrete concrete, psi Negligible 0.00 s SO, <0.10 0 S 3o,,<150 '-"' -- -- Moderate 0.10< SO,< 0.20 150<So, <1500 II,IP(MS), 0.50 4000 IS(MS),P(MS) I(PM)(MS), l(sMXMs) Severe 0.205 SO,, 2.00 1500<So, < V 0.45 4500 10,000 Very Severe SO,> 2.00 SO,> 10,000 V plus 0.45 4500 pomlan As a conservative approach, we recommend cement with a minimum strength f'c of 3,000 psi be used for concrete in contact with on-site earth materials. Settlement Utilizing the design recommendations presented herein, we anticipate that the majority of any post -grading settlement will occur during construction activities. We estimate that the total settlement for the proposed structure will be on the order of 1 inch. Differential settlement is not expected to exceed 1 inch in 30 feet. These settlement values are expected to be within tolerable limits for Welker Residence/1004 S Bay Front, Newport Beach, CA Soils Knort Project No. N033.1 Jnnc 26, 2017 14 properly designed and constructed foundations Lateral Load Resistance Footings founded in fill materials may be designed for a passive lateral bearing pressure of 250 pounds per square foot per foot of depth. A coefficient of friction against sliding between concrete and soil of 0.30 may be assumed. Capillary Break Below Interior Slabs In accordance with the 2013 California Green Building Standards Code Section 4.505.2.1, we provide the following building specification for the subject site (living area and garages slabs): Concrete building slabs shall be directly underlain by a min. 2 inches of clean/washed sand, underlain by a min. 15 mil -thick moisture barrier (e.g. "Stego Wrap"), with all laps sealed, underlain by 4 inches of %-inch gravel. The above specification meets or exceeds the Section 5.505.2.1 requirement Exterior Slabs-on-arade (Hardscaoe Concrete slabs cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs and at 6 feet on center for sidewalks. Control joints are intended to direct cracking. Expansion or felt joints should be used at the interface of exterior slabs on grade and any fixed structures to permit relative movement. Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs. Surface Drainage Surface drainage shall be controlled at all times. Positive surface drainage should be provided to direct surface water away from structures and toward the street or suitable drainage facilities. Ponding of water should be avoided Weller Residence/1004 S Bay Front, Nmrport Bnch, CA Soils Report Project No. 11033.1 June 28, 2017 15 footing trenches. Holes or pockets of undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable compacted fill. Fills The on-site soils are suitable for reuse as compacted fill, provided they are free of organic materials, debris, and materials larger than six (6) inches in diameter After removal of any loose, compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 6 inches, brought to at least 2 percent over optimum moisture conditions and compacted to at least 90 percent relative compaction (based on ASTM: D 1557). If necessary, import soils for near -surface fills should be predominately granular, possess a very low expansion potential, and be approved by the geotechnical engineer. Lift thicknesses will be dependent on the size and type of equipment used. In general, fill should be placed in uniform lifts not exceeding 6 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557). We recommend that oversize materials (materials over 6 inches) should they be encountered, be stockpiled and removed from the site. Soil Cement Due to in situ dry sands, we recommend approximately three (3) pallets (40 bags dry mix, each weighing 94 pounds and approximately 1.33 cubic yards) of Portland cement be blended into the newly -placed fill. The first application of the Portland Cement shall be placed on the bottom of the scarified over- excavation(s). This option may be eliminated or reduced if suitable import fills are trucked -in. Trench Backfill The on-site soils may be used as trench backfill provided they are screened of rock sizes over 6 inches in dimension and organic matter. Trench backfill should be compacted in uniform lifts (not exceeding 6 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Welker Residence/1004 S Bay Front, Newport Bnch, CA Soils Report Project No. lH033.1 Jnnc 26, 2017 12 Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis" section, above): Foundation Design Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All footings should be a minimum of 24 inches deep (measured in the field below lowest adjacent grade). Footing widths shall me an minimum 15 inches and 18 inches forinterior cross beams and perimeter footings respectively. As stated above, additionally, to further reduce the effects of the thin zones of potentially liquefiable soils, the building slab shall include 15" wide by 24" deep interior grade beams to be reinforced with two No. 5 rebars (two at the top and two at the bottom). The cross beam locations shall be determined by the structural engineer. At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value (for dead -plus -live load) of 1,750 for continuous wall, and 2,250 psf for isolated spread footings. These values may be increased by one-third for loads of short duration, including wind or seismic forces. Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Mat Foundation Desian (Optional Due to anticipated high tide waters and cohesionless sands during construction, a mat slab foundation system is a recommended option. Mat slabs founded in compacted fill or competent native materials may be designed for an allowable bearing value of 2,250 psf (for dead -plus -live load). These values may be increased by one-third for loads of short duration, including wind or seismic forces. The actual design of the foundation and slabs should be completed by the structural engineer. MIN. DESIGN ITEM RECOMMENDATIONS Mat foundations: allowable bearing pressure: 2,250 psf passive lateral resistence: 250 psf per foot mat slab thickness: min. 12 inches with thickened edges (+ 6 inches) steel reinforcement: no. 5 bars @ 12" o.c. each way, top and bottom coefficient of friction: 0.30 Welker Residence/] 004 S Bay Prom, Ne wort Botch, CA Soils Report Project No. 11033.1 June 28, 2017 13 REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 liquefaction and seismic settlement calculations indicate seismic settlement (includes dry and saturated sands) in the upper 50 feet is less than 2.0 inches, and hence shallow mitigation methods for liquefaction may be implemented per City Code Policy (No. CBC 1803.5.11-2 last revised 7/3/2014). Based on our liquefaction analysis, and in accordance with the City of Newport Beach Policy No. CBC 1803.5.11-12 (NBMC, Chapter 15), we recommend the following mitigative methods to minimize the effects of shallow liquefaction: 1. Tie all pad footings with grade beams. 2. All footings should be a minimum of 24 inches deep, below grade. 3. Continuous footings should be reinforced with two No. 5 rebar (two at the top and two at the bottom). 4. Concrete slabs cast against properly compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. 5. Dowel all footings to slabs with No. 4 bars at 24 inches on center. 6. Additionally, to further reduce the effects of the thin shallow zones of potentially liquefiable soils, the building slab shall include 15" w by 24" d interior grade beams ("cross beams") to be reinforced with two No. 5 rebars (two at the top and two at the bottom). Additionally, specifications for a mat slab foundation option are presented herein. 7. Additionally, to further reduce the effects of liquefiable soils, and due to in situ dry sands, we recommend the use of soil cement to be blended -in during the pad grading operations from the scarified over -excavation bottom up to grade (see page 12, herein). The foundation specifications outlined above will act to decrease the potential settlement due to liquefaction and/or seismically induced lateral deformation to tolerable amounts. The above specifications eliminate the use of piles and associated construction vibrations and groundwater displacement induced by caisson drilling or pile -driving. If the above specifications are incorporated, the proposed structure shall be stable and adequate for the intended uses and the proposed construction will not adversely impact the subject or adjacent properties. Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. Welker Residence/] 004 S Bny Prong Newport Bnch, CA Soils Rcpon Project No. 114033.1 Jonc 26, 2017 10 CONCLUSIONS Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed improvements at the site are feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be m itigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and the surface drainage offer favorable conditions for site re- development. RECOMMENDATIONS The following sections discuss the principle geotechnical concerns which should be considered for proper site re -development. Earthwork Grading and earthwork should be performed in accordance with the following recommendations and the General Earthwork and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading will be limited to the re -grading of the building pad for the proposed construction. In general, it is anticipated that the removal of the upper 2'/x feet within the building footprint (slab -on -grade portion) will require removal and recompaction to prepare the site for construction. The removals should be accomplished so that all fill and backfill existing as part of the previous site use and demolition operations are removed. Where feasible, the limits of the pad fill shall be defined by a three (3) feet envelope encompassing the building footprint. Care should be taken to protect the adjacent property improvements. A minimum one foot thick fill blanket should be placed throughout the exterior improvements (approaches, hardscape, etc.). The fill blanket will be achieved by re -working (scarifying) the upper 12 inches of the existing grade. Site Preparation Prior to earthwork or construction operations, the site should be cleared of surface structures and subsurface obstructions and stripped of any vegetation in the areas proposed for development. Removed vegetation and debris should then be disposed of off-site. A minimum of 2'/2 feet of the soils below existing grade will require removal and recompaction in the areas to receive building pad fill. Following removal, the excavated surface should be inspected by the soils engineer or his designated representative prior to the placement of any fill in Welker Residence/1004 S Bay Front, Newport Beach, CA Soils Report Project No. 11033.1 June 28, 2017 11 crv�11N=KIIN > DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 12-05-17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 12-28-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: Adjusted Spectral Response Acceleration at is Period. S„m 0.956 g Design Spectral Response Acceleration at. O:Ls Period, Se, 1.153 g Design Spectral Response Acceleration at Is Period So, 0.637 g In accordance with the USGS Design Maps, and assuming Site Class "D", the mean peak ground acceleration (PGAm) per USGS is 0.718 g. The stated PGAm is based on a 2% probability of exceedance in a 50 year span (see copies of the USGS Design Maps Detailed Report, Appendix D, herein). Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. FINDINGS Subsurface Soils As encountered in our test borings, the site is underlain by, fill and native materials as follows: Fill(At) Fill soils were encountered in each of the borings to a depth of approximately 2 feet b.g. The fill soils consist generally of light brown to tan, dry to moist, loose to medium dense, silty sand. The expansion potential of the fill soils was judged to be very low (E.I. = 0) when exposed to an increase in moisture content. Hvdraulic-Native Sands (Qes). Paralic Deposits (Qop) and Bedrock (Tm) Underlying the fill materials are hydraulic and native sands as encountered in each of the test borings (B-1 and CPT -1). The native sands consist generally of medium brownish grey, moist to saturated, medium dense, non-cemented, fine- to medium -grained, micaceous sand and silty sand. The native sands are underlain by estuarine (Qes) and old paralic (Qop) deposits, which are underlain by Monterey Formation (Tm) bedrock consisting of medium dense to very dense, oxidized, fine to medium grained, moderately to well -cemented sand and siltstone to the maximum depths explored (50'/2 ft b.g.). Welker Residence/1004 S Bay Front. Newport Beach. CA Soils Report Project No. 81033.1 June 2S, 2017 8 Based on the geologic map (Figure 3) correlation with the on-site CPT probe advanced on May 15, 2017, bedrock of the Monterey Formation (Tm) was likely encountered approximately 32 feet below grade. Based on the laboratory results dated May 23, 2017, the site maximum dry density is 114.0 pcf at an optimum moisture content of 10.0 % (per ASTM D 1557) and the wet (submerged) densities of the native sands is 121.9 pcf (the complete laboratory reports are presented in Appendix B, herein). LIQUEFACTION ANALYSIS (Per S113117A) Liquefaction of soils can be caused by strong vibratory motion in response to earthquakes. Both research and historical data indicate that loose, granular sandy soils are susceptible to liquefaction, while the stability of rock, gravels, clays, and silts are not significantly affected by vibratory motion. Liquefaction is generally known to occur only in saturated or near saturated granular soils. The site is underlain by fill/estuarine sands, old paralic deposits, and bedrock of the Monterey Formation. It is our understanding that the current City policy, has assigned a seismic settlement potential of one (1.0) inch in the upper ten feet, and three (3.0) inches for soil depths of ten to fifty feet. In the event settlement values exceed these threshold values, then additional analysis and/or additional mitigation is required. The CPT testing was performed in accordance with the "Standard Test Method for Performing Electronic Friction Cone and Piezocone Penetration Testing of Soils," (ASTM D5778-12, Reference "j", herein). The seismically induced settlement for the proposed structure was evaluated based on the "Soil Liquefaction During Earthquakes" by I.M. Idriss and R.W. Boulanger, dated September 8, 2008. The analysis was provided by the 10 -feet deep 4 ` diameter hand -auger boring, and a 50+ feet deep 1.7" diameter CPT probe advanced on May 15, 2017. The exploratory boring and probe locations are shown in the Plot Plan, Figure 2, herein. The soil borings were continuously logged by a certified engineering geologist of our firm. The computations and results of our Liquefaction Analysis, based on CPT blow counts of Boring CPT -1, are attached in Appendix E, herein. The seismically induced settlement analysis was evaluated based on methods published in the references Nos. "a" through "j" (see `Associated References", herein). The Weller Residence/1004 S Bay Front, Newport Bnch, CA Soils Report Project No. 11033.1 htne 2S, 2017 9 GEOTECHNICAL RECOMMENDATIONS 1004 SOUTH BAY NEWPORT BEACH, CA 92662 TEL 626.282.8450 DRAWING NUMBER: SHEET 5 OF 5 ii 00 Q0 N �, w N) '� wtw if ---i---- ---Ly -� T)I > 0 z 0 C6 00 M 00 ' 1 EROSION CONTROL NOTES / _____ y� / L �� I�---� ------ �_ --TA �1 / W � I I ' � � I � // ` �' � � , � v I cfl (MINIMUM BMP REQQUIREMENTS FOR CONSTRUCTION ACTIVITIES ------ ------ - -----------------r--- --------'- - - - - -- - --- --- - =- ---- --------------- FOR ALL DEVELOPMENT CONSTRUCTION PROJECTS) ------------ / w ' 1 ' \ ' II i 1. IN CASE OF EMER6ENCY, GALL OWNER AT 11. ERODED SEDIMENTS AND OTHER POLLUTANTS EG4` v v , � / I I � � / A I O 1 (f) I ' MUST BE RETAINED ON-SITE AND MAY NOT BE PCC S �N I EG4 \ 1 O TRANSPORTED FROM THE 51TE VIA SHEET FLOW, A P W 1' 1 I P Li)Cn 1 �- /) _ 2 SHALL NBEAVAILABLE ATEALL7 MES DURIN6 THE SWALES, AREA DRAINS, NATURAL DRAINAGE LJ _ .I_ _ _ _ _ _ _ RAINY SEASON (OCTOBER 1 TO APRIL 15). COURSES, OR WIND. •I\ NEGE55ARY MATERIALS SHALL BE AVAILABLE 12. STOCKPILES OF EARTH AND OTHER CONSTRUG- Z ON-51TE AND STOCKPILED AT CONVENIENT LOCA- TION RELATED MATERIALS MUST BE PROTECTED ---- - - - -- -- -- I) z z (^) I I LL)- � � (n \ Q ~ f g 1 :o m d, d ° d _ O I Q < z3 o, O m � CD \ � �n LASED ARCy C' N HARRiSTF�T TIONS 70 FACILITATE RAPID CONSTRUCTION OF O Z FROM BEING TRANSPORTED ROM THE 517E BY LO C 6947 1� �rFOF CAL\F�� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law copYTighl and other property rights in these plans. mese plans are not to be reproduced, copied or changed in any for whatsoever, norare they to be assigned to a third party, without the express written permission and consent of IAN J.N. HARRISON, ARCHITECT. O (n I / J \ Ln Ll - l20 TYP �z 20 � QI I I � I � I I � I _ IMMINENT. EMERGENCY DEVICES WHEN RAIN 15 IMMINENT. W THE FORGES OF WIND OR WATER. LL -L- w O I LCi ( - - II - - - - - � - - - - - - - - - - - - I J jr, (^) w zz I z \ W EROSION CONTROL DEVICES SHOWN ON THIS 13. i J _ �- _ _ W ��-- , I w / 1 w oQ - -/- (n I �o LL ff 1 I 1 (n _ I O 0 11 PLAN MAY BE REMOVED WHEN APPROVED BY O 4 - - - - - I J (1 = 11 pdw 1 I 0 / BY N a. I I) z z S B U W LL)- � � (n \ Q ~ f g `' I- :o m d, d ° d _ O I Q < z3 o, O m � \ (V LASED ARCy C' N HARRiSTF�T TIONS 70 FACILITATE RAPID CONSTRUCTION OF O Z FROM BEING TRANSPORTED ROM THE 517E BY LO C 6947 1� �rFOF CAL\F�� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law copYTighl and other property rights in these plans. mese plans are not to be reproduced, copied or changed in any for whatsoever, norare they to be assigned to a third party, without the express written permission and consent of IAN J.N. HARRISON, ARCHITECT. I / J \ 1 TYP �z � QI I O O � I \ z IMMINENT. EMERGENCY DEVICES WHEN RAIN 15 IMMINENT. W THE FORGES OF WIND OR WATER. LL -L- w - Y ( - - - - - - - - - - - - - - - - - - - - - - - - - - - �w\J V /Nle v ` (^) w zz 1 ~ \ 3. EROSION CONTROL DEVICES SHOWN ON THIS 13. FUELS, OILS, AND OTHER TOXIC _ �- _ _ - - - - - , I w / 1 w oQ - -/- - - -� LL �o I 1 PLAN MAY BE REMOVED WHEN APPROVED BY MATERIALS MUST BE STORED IN ACCORDANCE UST 13E ST - - - - - 'NELKER DRAWN BY: pdw 1 I 0 / BY DATE / / �' CPPP THE BUILDING OFFICIAL IF THE GRADING OPERA- WITH THEIR LISTING AND ARE NOT CONTAMINATE O / L TION HAS PRO6RE55ED TO THE POINT WHERE THE SOILS AND SURFACE INATER5. ALL APPROVED / EG1 00 (n 1 (n LL / C D /' Oi / � � � \\ THEY ARE NO LONGER REQUIRED, 5TORA6E CONTAINERS ARE TO BE PROTECTED \ L - 1 0 'N O ' C `i ( � I I ' I � �'- I 4. GRADED AREAS ADJACENT TO FILL SLOPES FROM THE WEATHER. 5PILL5 MUST BE GLEANED Q z _ 1_ - - - LOCATED AT THE SITE PERIMETER MUST DRAIN UP IMMEDIATELY AND DISPOSED OF IN A PROPER - Ln z � z N AWAY FROM THE TOP OF SLOPE AT THE GONGLU- MANNER. SPILLS MAY NOT BE WA5HED INTO THE 7 LL 03 � LI_ J LL J LL z LL V- 1 EG) 00 SIGN OF EACH WORKING DAY. ALL LOOSE SOILS DRAINAGE SYSTEM. � � O J I I� - " LJ 1 I I - I AND DEBRIS THAT MAY CREATE A POTENTIAL 14. EXCESS OR WASTE CONCRETE MAY NOT BE Z r - - - - - - - - - - - - - - - - 00 _ " '� LO - -)ILL � (n HAZARD TO OFF-SITE PROPERTY SHALL BE WASHED INTO THE PUBLIC WAY OR ANY OTHER C) I _ 0-)- (D-) F STABILIZED OR REMOVED FROM THE 51TE ON A DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE (n I ' N DAILY BASIS. TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY I I • z 0) • N-)03 00 (X).. (9 _ 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM CAN BE DISPOSED OF AS SOLID WASTE. I I 1 z z ~ 03 z 1 � _ N (f) ALL DEVICES WITHIN 24 HOURS AFTER EACH 15. 0EVELOPER5/GONTRAGTOR5 ARE RESPONSIBLE LJ I- ` - - -I_ I I 1 1 RAINSTORM AND BE DISPOSED OF PROPERLY. TO INSPECT ALL EROSION CONTROL DEVICES AND \ 00�I 6. A GUARD SHALL BE POSTED ON THE 517E WHEN- BMP'5 ARE INSTALLED AND FUNCTIONING PROPER- IF THERE 15 40%CHANGE OF QUARTER INCH �= O _ EVER THE DEPTH OF WATER IN ANY DEVICE A �' _ EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED O OR MORE OF PREDICTED PRECIPITATION, AND L , , ' _ , I V J � z I') NP • 1 � COI I OR PUMPED DRY WITHIN 24 HOURS AFTER EACH AFTER ACTUAL PRECIPITATION. A CONSTRUCTION I" l " W O �- 0 •I �1 RAINSTORM. PUMPING AND DRAINING OF ALL 51TE INSPECTION CHECKLIST AND INSPECTION LOS SHALL BE MAINTAINED AT THE PROJECT 51TE AT �� -(1 TYP L� - - - - ! ` Q 1 1 1 BASINS AND DRAINAGE DEVICES MUST COMPLY ALL TIMES AND AVAILABLE FOR REVIEW BY THE I j Q O `� O L 1 WITH THE APPROPRIATE BMP FOR DEWATERING z I 1 ALL EXISTING IMPROVEMENTS � L M -IL /' OPERATIONS. BUILDING OFFICIAL (COPIES OF THE SELF-INSPEC- i O 7 Q N TO BE DEMOL15HED EXCEPT LL J m _ - -1 v 1_ T THE PLACEMENT OF ADDITIONAL DEVICES TO TION CHECKLIST AND INSPECTION LOSS ARE AVAILABLE UPON REQUE5T). j U A5 NOTED (NORTHWEST P.L. WALL) O J w _ _ _ _ _ - - REDUCE ER05ION DAMAGE AND CONTAIN 1 / 1 U Q _ _ - POLLUTANTS WITHIN THE SITE IS LEFT TO THE 16. TRASH AND CONSTRUCTION RELATED 50LID J Q '! O ♦- 1 1 DISCRETION OF THE FIELD ENGINEER. ADDITIONAL WA5TE5 MUST BE DEPOSITED INTO A COVERED TO Q Q DEVICES AS NEEDED SHALL BE INSTALLED TO RECEPTACLE PREVENT CONTAMINATION OF LJ O -- ~ _O RAINWATER AND DISPERSAL BY WIND. > W O 0 • Q j SITE. 11. SEDIMENTS AND OTHER MATERIALS MAY NOT BE _ J W O 1 (n 8. DESILTIN6 BA51N5 MAY NOT BE REMOVED OR TRACKED FROM THE SITE BY VEHICLE TRAFFIC. _ z � Un 1 N m � n 1 0 1 L_ MADE INOPERABLE BETWEEN NOVEMBER 1 AND THE CONSTRUCTION ENTRANCE ROADWAYS MUST 0 0111 1 0 N Cn O LJ APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE BE STABILIZED 50 AS TO INHIBIT SEDIMENTS Z i = Z (Z ♦- APPROVAL OF THE BUILDING OFFICIAL. FROM BEING DEPOSITED INTO THE PUBLIC WAY. _ O O (Z J 1 U) (n - n Cn z Un - L i Z " 1 d- 9. STORM WATER POLLUTION AND EROSION ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN (� U 1 'r (� 1 1 1 CONTROL DEVICES ARE TO BE MODIFIED, A5 BY RAIN OR OTHER MEANS. LL L1_ O I� � C0 L- NEEDED, A5 THE PROJEGT PRO6RE55E5. THE 18 SLOPES WITH DISTURBED SOILS OR DENUDED U _ I Li Cfi _ O LL 1 DESIGN AND PLACEMENT OF THESE DEVICES IS ANY J CO 00 _ THE RESPONSIBILITY OF THE FIELD ENGINEER. OF VEGETATION MUST BE STABILIZED 50 A5 TO 1 I� Q 1 0 Z z Q0 00 IyJ _ _ _ _ _�- r 1 PLANS REPRESENTING GHAN6E5 MUST BE INHIBIT EROSION BY WIND AND WATER. J 00 _ 1 (n V) J 00 J CD 1 I SUBMITTED FOR APPROVAL IF REQUESTED BY 19. HOME OWNER TO ROUTINELY GLEAN ALL CATCH > CO � � Ln 00 00 00 O - 1 1 1 1 1 (n THE BUILDING OFFICIAL, BASINS AND DRAIN LINES OF DEBRIS. - F- (n L- I 00 I\ / 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE 20. ADDITIONAL EMIRS WILL BE IMPLEMENTED AS �--/ THE DISCHARGE OF NON -STORM WATER FROM DEEMED NECESSARY BY CITY INSPECTORS. Ec2 O e J9.� L\^I -�------------------ ------ �v -------- --- f-- -I- ---- --- ---------------------- THE PROJECT SITE AT ALL TIMES. t b CO �� 1 TYP \ v-) 7) 11 I SB 1 CHIMNEY I L----� o CC SW vv I. N 0 �� $ f -_ o 1 _ - T _ _ _ / l V / __ __________________ ____ ------ - _________________________________ _____--__--- L- /' PCC SW � PCC SW I c� _- � /' 1K I ° -- - - -----�---- -� --� O 1- // V v i v I OVEREXCAVATION ------ T---- -- ----o PLTR _ 1 (_ A----------� ------ -- ------------- _ \__ 1 L 1 T--- pj-�j -I - 1 n \ I (n I � � CO 1 I ----- � -- i i - I I N- � LJ W (/� ! 1 - - - C _ / 1 - OUT = 175 GY ~ J -�-- O / ��--� 1 --J I" \� FILL= 175 GY I V 1 LL- I I 1 I LL I LL n n L - I 1 - - - - - - - - - ' O QUANTITY OF OVEREXCAVATION = 350 GY LL I " 1 / _-_-F--__---I CO 1 Q Q Q0 � (n LL r' A� 06 03 - / \ Lei `� 1 U 03 0) " d- _O O7 1 1 t � 00 " 00 `� LCn L- 00 0 'r- LIJ L Q / CD � - � � � �'- � � � � ' /n m `� � _' � z ,/ � �' m � � � � � � BMP FACTS SHEET EROSIONCONTROL PLAN V ` 51 - 15-0�5 WM-1 MATERIAL DELIVERY AND STORAGE R R ALLEY LIMIT OF OVEREXCAVATION 12'-0' (E) GROUND SURFACE (E) i -1.30 (NAVD88) - - - - L 1 LIMIT OF OVEREXCAVATION FF = 9.00 (NAVD88) (N) BUILDING ° ° d a. z ry �1 1 ..ONTROLLED COMPACTED FILL (E) SOILS SECTION A -A FF = 9.00 (NAVD88) (N) BUILDING �I a. CONTROLLED COMPACTED FILL I) z z _ W U W FQ (E) SOILS Q ~ f g ZU :o m d, d ° d _ O Z Q < z3 o, f �z ILI, SEAL: (V LASED ARCy C' N HARRiSTF�T F� �I o CONTROLLED COMPACTED FILL I) z z _ W U W FQ (E) SOILS Q ~ f g ZU :o m SECTION B -B R LIMIT OF OVEREXCAVATION 0*3 mm (E) GROUND / SURFACE (E) WALL TO REMAIN PROTECT INPLAGE i 8.00 (NAVD88) NN Al 5TREET (E) i 1.40 (NAVD88) 5TREET/ALLEY SEE PLAN I PROPERTY LINE GRAVEL OVER FILTER FABRIC PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE I BUILDING LINE I I NO SCALE 51TC.04A R J PROJECT PROPERTY GRAVEL BAG LAYOUT NO SCALE 51TC03 PROVIDE A MATERIAL 5TORASE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROP05ED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDLED IN ORDER TO REDUCE THE RI5K OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEES THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PPOP05ED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL 5PILL5 WILL BE GLEANED AND PROPERLY DISPOSED OF. NM -5 SOLID WA5TE MANAGEMENT PROVIDE DESI6NATED WA5TE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORA6E WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL RE5ULATION5. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY 5PEGIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. NM -1 CONTAMINATED 501L MANAGEMENT PREVENT OR REDUCE THE DISGHAR6E OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION 5URVEYS, IN5PECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 GONGRETE WA5TE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AYyAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL 15 REQUIRED FOR ALL CONCRETE WA5TE. NM -9 5ANITARY/5EPTIG WA5TE MANAGEMENT UNTREATED RAN WASTEWATER 15 NOT TO BE 015GHAR&ED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENT5. SANITARY OR SEPTIC AA5TE5 MUST BE TREATED OR DISP05ED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENT5. TG -1 STABILIZED GONSTRUGTION ENTRANCE A STABILIZED ENTRANCE 15 REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM 15 REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. 5E-1 SILT FENCE 5E-3 SEDIMENT TRAP 5E-8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-51TE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'5 ARE DEEMED SUFFICIENT. EXCAVATION NOTES Oi BUILDING PAD AREA SHALL BE OVEREXCAVATED AT LEAST 2'-6" BELOW EXISTING GRADE OR AT LEAST 2'-6" BELOW EXI5TIN6 GRADE OR A MINIMUM OF ONE FOOT BELOW PROP05ED FOUNDATION. SEE PLAN FOR LIMIT OF OVEREXCAVATION. EROSION & SEDIMENT CONTROL CONSTUCTION NOTES ALL BMP'5 SHALL BE IN ACCORDANCE WITH MODEL BMP'5 FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT WWW.GABMPHANDBOOK5.COM EGi GON5TRUGT GRAVEL BAG ERO51ON CONTROL ALONG PROPERTY LINES EXCEPT DRIVEWAY APPROACHES. THE SAND BASS SHOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET # 5E-8. EG2 GON5TRUGT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET # PNM -11. EG3 CONSTRUCT MATERIAL5 5TORAGE AREA IN AGC.ORDANGE WITH BMP FACTS SHEET # NM -1. EG4 EX15TINO WALL TO REMAIN. PROTECT IN PLACE. z M� o O z _ W U W ° 0 u ON S 2 U� Q ~ cV Z O ZU U H-, m d, d ° d _ O <_ Q < z3 z �z ILI, SEAL: LASED ARCy C' N HARRiSTF�T F� O Z * No. C 6947 1� �rFOF CAL\F�� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law copYTighl and other property rights in these plans. mese plans are not to be reproduced, copied or changed in any for whatsoever, norare they to be assigned to a third party, without the express written permission and consent of IAN J.N. HARRISON, ARCHITECT. O �z � QI O O H ~ z W w O N �w\J V /Nle v ` w zz O !� w / 1 w oQ w �o M�M Fil JOB #: 'NELKER DRAWN BY: pdw PLOT DATE: 12/12/2011 0 REVISION BY DATE CPPP 215 O 0- 0 LL 0 F w w S V) F Li - H Z Q Q 0 � Ljj U w U W I 0 0 O N O c0 l' -Z Y Lil LsI O N ¢ (,)w¢ � 0 O w�>Uw>M(nwF_wyw-wz owmfy <Z Zlf r J I-W��w Z-Q>c � 0 F -v no r0 < Qom' < O�Ca.OW>��Flzi� CmJ ��oCj�aC¢ui z� ZU I I J 1 "-"F O CD I I I I r= I I 1 UI F -z a z 1 1 wJ3Smmm J2V)u_JU'S_1J Za V)Mm NQ Ln Q cy-,a w � a 0 cn .i (� M J J U 0_J Q U_ > U mm cl�N U_ a Fj U LJ_ 0 W Z 0 L N O L O \ �Fw QL p 0 N JLL 5. 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BALCONY DEX-0-TEX E5R-115'1 17 10'-11" BEDROOM 3 WOOD 4 16 � 15 ^ ° ✓ � BATH ^F !F WOOD , ` 4'_10" 5' d m °� BO 13 15 16 SINK LALIN Y v B TI O 15 0 v a v N I 0 I v (V a m O O D W 16R@1y2' , DN - l -28- - - � 15T@1OY2' r 114R@13/4" 1 /UP 13T@10Y2' 2i 0 � E � I BATH 3 16 I TILE `° 13 5_4" 4'4" 15 b'_T' BALCONY 10 DEX-O-TEX - ESR -1751 F OFFICE � 11 � WOOD MASTER BEDROOM WOOD e N VER I F SHOWER F 14 15 F F v� 13 ON BATHtt TILE nes BEDROOM 2 WOOD M° � U �z�� U U zoa`x � O i � `G N Z U w U 6 n Z ¢ 20 z 0 I CLOSET I WOOD I I BEDROOM 4 WOOD 5. BALCONY DEX-0-TEX E5R-115'1 17 10'-11" BEDROOM 3 WOOD 4 16 � 15 ^ ° ✓ � BATH ^F !F WOOD , ` 4'_10" 5' d m °� BO 13 15 16 SINK LALIN Y v B TI O 15 0 v a v N I 0 I v (V a m O O D W 16R@1y2' , DN - l -28- - - � 15T@1OY2' r 114R@13/4" 1 /UP 13T@10Y2' 2i 0 � E � I BATH 3 16 I TILE `° 13 5_4" 4'4" 15 b'_T' BALCONY 10 DEX-O-TEX - ESR -1751 F OFFICE � 11 � WOOD MASTER BEDROOM WOOD e N VER I F SHOWER F 14 15 F F v� 13 ON BATHtt TILE nes BEDROOM 2 WOOD O v Q m Eill B ttl SI -TOWER 14 15 -- N 0 I MASTER �— BATH TILE O IUB O 14 1"I 24 O U BALCONY OEX-0-TEX E5R-1151 A A4 SECOND FLOOR PLAN V4" — P-0" FIRST FLOOR PLAN V4" — P-0" NO OPENIN65 SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUOIN6 VENTS WHERE THE EXTERIOR WALL 15 CLOSER THAN 3 FEET TO THE PROPERTY LINE WALL LEGEND 2X4 @ 16" O.C. 2X6 @ 16" O.G. 3X4 @ 16" O.G. 2X3 @ 16" O.C. 42" HIGH GUARDRAIL 1 -HOUR WALL 16 WALLS < 3'-0" TO AD1 PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION PROVIDE FIRE BLOCKS AND DRAFT 5TOF5 AT 10'-0" O.G. (8'-0" O.G. AT RATED WALLS) KEYNOTES 1❑ 5/5" TYPE X 6Y5UM BOARD ALL WALL5, CEILIN65, BEAMS, POSTS AND COLUMNS, SMOOTH FIN15H TYPICAL AT GARAGE 2❑ TANKLE55 WATER HEATER 3❑ COMBUSTION AIR VENTS 15 ® 1 -HOUR RATED SHAFT AD1 5❑ PROVIDE 5/5" TYPE'X' GYP. BD. ON WAL1-5 AND GEILIN6 OF ENCL05ED USEABLE SPACE UNDER STAIRS © DRYER VENT, LENGTH NOT TO EXCEED 14'-0" 42" WIDE FIREBOX METAL FIREPLACE BY SUPERIOR, AN51 Z21.50. EXTERIOR GOMBU5TION AIR DUCTS SHALL BE LISTED GOMPONENT5 OF THE FIREPLAGE, AND INSTALLED PER FIREPLACE MANUFACTURER'S INSTRUCTIONS. PROVIDE 2" CLEARANCE TO COMBUSTIBLES AT FIREPLACE OPENING 6A5 ONLY - DIRECT VENT ® TILE HEARTH. MIN. 2" THICK LINE OF WALL ABOVE 10 WATER SOFTENER 11 SOFFIT 12 42" HIGH GUARDRAIL 13 WATER GL05ET TO BE MIN, 30" WIDE WITH 13 MIN. 24" GLEAR IN FRONT OF TOILET, TYP. A02 14 5HATTER-PROOF ENCLOSURE 15 CERAMIC TILE WALL5 TO 5'-0" OVER PLASTER, TYF. 16 MIN. 30" X 30" ATTIC ACCESS 17 ROOF DRAIN W/ OVERFLOW4 AD1 1S METAL CHIMNEY FLUE 1q 37" HIGH COUNTER 20 WINDOW SEAT. 18" ABOVE FIN15H FLOOR 21 16X8 SMART VENT WITHIN 12" OF ADJ. GRADE MODEL: 1540-520 E5R-2014 22 CONCRETE FILLED BOLLARD 23 LINE OF ROOF OVERHAN6 ABOVE 24 SLOPE TO DRAIN, 1/4:12 MIN. 25 36" WIDE FIREBOX METAL FIREPLACE STAIINLE55 STEEL SUPERIOR, AN51 Z21.50 6A5 ONLY - DIRECT VENT 26 SHOWER HEAD AND DRAIN W/ FOOT SHOWER 1" CURB SURROUND. HOT + GOLD WATER CONNECT TO SEWER 2l CLOSET SYSTEM 28 LAUNDRY BOX, FAN AND DRAIN 2q NOT TO CONTAIN ANY INSULATION, DRYWALL, OR SIMILAR INTERIOR FINI5HIN6 MATERIAL OR AIR RE615TER5 OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN 15 REQUIRED BY CODE. NO 6YFGRETE 30 ELEVATOR EQUIPMENT 31 ELEVATOR AND ELEVATOR DOORS SHALL COMPLY WITH ASME A11.1. INSTALL PER MANUFACTURER'S SPECIFICATION. 32 BELOW SLAB BLUE DUCT HVAC, SUYSTEM FACTORY -BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR 1-15TIN6 AND MANUFAC- TURER INSTRUCTIONS. NORTH z M° � U �z�� U U zoa`x � O U le F,. F! F! F! F! `G N Z U w U 6 n Z ¢ 27 z Q I CLOSET I WOOD I I SEAL: �NSED ARC/,/ v N. HARD STFST Q� O * No. C 6947 1� 9rFOF CA -\f HF1_31 whatsoever, norare they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. Z I I 13 O O v Q m Eill B ttl SI -TOWER 14 15 -- N 0 I MASTER �— BATH TILE O IUB O 14 1"I 24 O U BALCONY OEX-0-TEX E5R-1151 A A4 SECOND FLOOR PLAN V4" — P-0" FIRST FLOOR PLAN V4" — P-0" NO OPENIN65 SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUOIN6 VENTS WHERE THE EXTERIOR WALL 15 CLOSER THAN 3 FEET TO THE PROPERTY LINE WALL LEGEND 2X4 @ 16" O.C. 2X6 @ 16" O.G. 3X4 @ 16" O.G. 2X3 @ 16" O.C. 42" HIGH GUARDRAIL 1 -HOUR WALL 16 WALLS < 3'-0" TO AD1 PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION PROVIDE FIRE BLOCKS AND DRAFT 5TOF5 AT 10'-0" O.G. (8'-0" O.G. AT RATED WALLS) KEYNOTES 1❑ 5/5" TYPE X 6Y5UM BOARD ALL WALL5, CEILIN65, BEAMS, POSTS AND COLUMNS, SMOOTH FIN15H TYPICAL AT GARAGE 2❑ TANKLE55 WATER HEATER 3❑ COMBUSTION AIR VENTS 15 ® 1 -HOUR RATED SHAFT AD1 5❑ PROVIDE 5/5" TYPE'X' GYP. BD. ON WAL1-5 AND GEILIN6 OF ENCL05ED USEABLE SPACE UNDER STAIRS © DRYER VENT, LENGTH NOT TO EXCEED 14'-0" 42" WIDE FIREBOX METAL FIREPLACE BY SUPERIOR, AN51 Z21.50. EXTERIOR GOMBU5TION AIR DUCTS SHALL BE LISTED GOMPONENT5 OF THE FIREPLAGE, AND INSTALLED PER FIREPLACE MANUFACTURER'S INSTRUCTIONS. PROVIDE 2" CLEARANCE TO COMBUSTIBLES AT FIREPLACE OPENING 6A5 ONLY - DIRECT VENT ® TILE HEARTH. MIN. 2" THICK LINE OF WALL ABOVE 10 WATER SOFTENER 11 SOFFIT 12 42" HIGH GUARDRAIL 13 WATER GL05ET TO BE MIN, 30" WIDE WITH 13 MIN. 24" GLEAR IN FRONT OF TOILET, TYP. A02 14 5HATTER-PROOF ENCLOSURE 15 CERAMIC TILE WALL5 TO 5'-0" OVER PLASTER, TYF. 16 MIN. 30" X 30" ATTIC ACCESS 17 ROOF DRAIN W/ OVERFLOW4 AD1 1S METAL CHIMNEY FLUE 1q 37" HIGH COUNTER 20 WINDOW SEAT. 18" ABOVE FIN15H FLOOR 21 16X8 SMART VENT WITHIN 12" OF ADJ. GRADE MODEL: 1540-520 E5R-2014 22 CONCRETE FILLED BOLLARD 23 LINE OF ROOF OVERHAN6 ABOVE 24 SLOPE TO DRAIN, 1/4:12 MIN. 25 36" WIDE FIREBOX METAL FIREPLACE STAIINLE55 STEEL SUPERIOR, AN51 Z21.50 6A5 ONLY - DIRECT VENT 26 SHOWER HEAD AND DRAIN W/ FOOT SHOWER 1" CURB SURROUND. HOT + GOLD WATER CONNECT TO SEWER 2l CLOSET SYSTEM 28 LAUNDRY BOX, FAN AND DRAIN 2q NOT TO CONTAIN ANY INSULATION, DRYWALL, OR SIMILAR INTERIOR FINI5HIN6 MATERIAL OR AIR RE615TER5 OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN 15 REQUIRED BY CODE. NO 6YFGRETE 30 ELEVATOR EQUIPMENT 31 ELEVATOR AND ELEVATOR DOORS SHALL COMPLY WITH ASME A11.1. INSTALL PER MANUFACTURER'S SPECIFICATION. 32 BELOW SLAB BLUE DUCT HVAC, SUYSTEM FACTORY -BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR 1-15TIN6 AND MANUFAC- TURER INSTRUCTIONS. NORTH z M° � U �z�� U U zoa`x � O U ~ `G N Z U w U 6 n Z ¢ 2� z Q o z 0z SEAL: �NSED ARC/,/ v N. HARD STFST Q� O * No. C 6947 1� 9rFOF CA -\f IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law copyright and other property rights in these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, norare they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. Z clmo O N N �w V w zz O I� V w o� O w o0 w JOB #: YNELKER DRAWN BY: pdw PLOT DATE: 1/1/2018 0 REVISION BY DATE A 1 DOOR SCHEDULE Mark Qty Size (WxH) Thick Type Glazing* U -Value SGHC Remarks ® 1 I'-6" X 5'-0" TRIPLE ENTRY DUAL 8'-1" 0.300 6LA55 TOP O 1 3'-6" X 8'-0" 13/4" DUTCH TEMPERED 0.300 0.300 PANEL @ BOTTOM 0.300 © 3 ACCORDIAN DUAL CASEMENT DUAL 8'-1" O 1 18'-0" X V-0" O1 6 PANEL TEMPERED 0.300 0.300 DUAL 8'-1" 0.300 0.300 I� 6ARA6E OVERHEAD 2'-0' X 4'-0" SINGLE DBL HUN6 O 1 16'-0" X 6-0" 4 SECTION TEMPERED � AUTO GARAGE DOOR OPENER DUAL O 3/8" THICK O 1 5'-0" X 5'-0" ® 1 2'-6" X 6-0" Q GLASS DOOR TEMPERED 0 --+ DUAL FLAT PANEL O 20 MIN. RATED, TIGHT FIT, O 1 2'-10" X 6-8" 13/4" 50LID GORE 8'-1" 0.300 0.300 5ELF-CL051NG, SELF -LATCHING O1 2'-6" X 5-0" SINGLE FLAT PANEL DUAL 8'-1" 0.300 0.300 © 1 2'-4" X 6-0" 13/51, 50LID GORE CASEMENT DUAL 6'-T POCKET 0.300 O4 FLAT PANEL PAIR CASEMENT DUAL 6'-T O 3 2'-4" X 6' 8" 13/4" 50LID GORE 1'-6" X 4'-6" SINGLE CASEMENT DUAL 6'-T 0.300 0.300 FLAT PANEL w Oma%] �o ® 4 2'-6" X 6-8" 13/4" 50LID GORE O 2 5-0" X 4'-6" PAIR CASEMENT DUAL 6'-T 0.300 FLAT PANEL BEDROOM, NOTE #2 pdw PLOT DATE: 1/2/2018 ® 3 3'-0" X 6' 8" 13/4" 50LID GORE O 3 2'-0" X 2'-0" SINGLE CASEMENT TEMPERED SLID R UAL 0.300 1 Q 1 5'-0" X 6'-8" 13/4" DUAL TED FRED 0.300 0.300 © 3 2'-4" X 2'-4" SINGLE OBSCURE WHITE 6LA55 51N6LE 8'-1" 0.300 0.300 11 1 2'-8" X 6-8" 13/51, 3 PANEL TEMPERED DUAL ® 5 OBSCURE WHITE 6LA55 51N6LE CASEMENT TEMPERED 12 1 2'-10" X 6-8" 13/4" 3 PANEL TEMPERED SINGLE CASEMENT DUAL 6'-T 0.300 0.300 OBSCURE WHITE 6LA55 51N6LE T-4" X 4'-0" SINGLE CASEMENT 13 1 3'-0" X 6' 8" 13/51, 3 PANEL TEMPERED FLUSH JAMB POCKET ACCORDIAN DUAL 14 1 9'-0" X 6-0" 3 PANEL TEMPERED 0.300 0.300 rj FLAT PANEL 1 4 2'-8" X 6-8" 13/4" 50LID GORE FLAT PANEL 16 4 2'-4" X 6-8" 13/51, 50LID GORE POCKET SLID R UAL 1 1 6'-0" X 6'-8" TED FRED 0.300 0.300 FRENCH UAL 18 1 2'-&" X 6-6" 13/4" 5N6LE TEDPERED 0.300 0.300 SOXXR niq IUAL 9'-0" X 6-81" TED FRED 0.300 0.300 3 TRACK * SAFETY GLAZING TO BE ETCH MARKED (TYP.) * DOORS ARE 5IMP50N 3 FLAT PANEL MDF WITH SQUARE 5TICKIN6, TYP. U.N.O. * FENESTRATION MUST HAVE TEMPORARY AND PERMANENT LABELS. WINDOW SCHEDULE Mark Qty Size Sash Type Glazing* Heade U -Value SHGC Remarks ® 1 I'-6" X 5'-0" TRIPLE CASEMENT DUAL 8'-1" 0.300 0.300 �� © 6 2'-0" X 3'-0" SINGLE CASEMENT DUAL 6'-T 0.300 0.300 © 3 2'-6" X 2'-6" SINGLE CASEMENT DUAL 8'-1" 0.300 0.300 * No. O1 2'-0" X 2'-6" SINGLE DBL HUN6 DUAL 8'-1" 0.300 0.300 I� O1 2'-0' X 4'-0" SINGLE DBL HUN6 SINGLE Q � DUAL O O 1 5'-0" X 5'-0" PAIR CASEMENT TEMPERED Q 0.300 0.300 0 --+ DUAL O O 1 Z-10"/2-10" X 5-0" CORNER FIXED TEMPERED 8'-1" 0.300 0.300 V O1 2'-6" X 5-0" SINGLE CASEMENT DUAL 8'-1" 0.300 0.300 O O2 5-0" X 4'-0" PAIR CASEMENT DUAL 6'-T 0.300 0.300 O4 2'-6" X 4'-6" PAIR CASEMENT DUAL 6'-T 0.300 0.300 © 2 1'-6" X 4'-6" SINGLE CASEMENT DUAL 6'-T 0.300 0.300 w Oma%] �o VERIFY E&RE55 @ O 2 5-0" X 4'-6" PAIR CASEMENT DUAL 6'-T 0.300 0.300 BEDROOM, NOTE #2 pdw PLOT DATE: 1/2/2018 REVISION DUAL DATE O 3 2'-0" X 2'-0" SINGLE CASEMENT TEMPERED 6'-T 0.300 0.300 DUAL A2 © 3 2'-4" X 2'-4" SINGLE CASEMENT TEMPERED 8'-1" 0.300 0.300 DUAL ® 5 2'-4" X 4'-0" SINGLE CASEMENT TEMPERED 0.300 0.300 ® 2 2'-0" X 4'-0" SINGLE CASEMENT DUAL 6'-T 0.300 0.300 2 T-4" X 4'-0" SINGLE CASEMENT DUAL 6'-T 0.300 0.300 4 2'-6" X 2'-8" OPERABLE 5KYLI6HT DUAL 0.500 0.430 AGRALIGHT %� LAMINATED EBR -2415 SAFETY 6LA55 TO BE ETCH MARKED (TYP) 1. GLAZING MUST BE SAFETY GLAZING WITHIN 24" OF THE DOOR AND LE55 THAN 18" ABOVE THE WALKING SURFACE. 2. SILL HEI6HT5 IN 5LEEPIN6 ROOMS SHALL NOT EXCEED 44" ABOVE THE FLOOR AND HAVE AN OPENABLE AREA OF AT LEAST 51 5F WITH AN OPENABLE WIDTH OF 20" AND HEIGHT OF 24" CLEAR. 3. SAFETY GLAZING TO BE ETCH MARKED, TYPICAL GLAZING U -VALUE AT DUAL GLAZING: 0.30 4. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT LABELS. k - E4 ROOF PLAN M V4" =1'-0" KEYNOTES 111 STANDING 5EAM STEEL ROOFING, 4/5F MAX. GLA55 'A' ASSEMBLY, 24 6A. MIN. (E5R-2048) QCHIMNEY TO BE 2'-0" ABOVE ROOF WITHIN 10'-0" WITH SPARK ARRESTOR AND SHROUD 12" MAX. HEIGHT, TYPICAL 131 PROJECTIONS LE55 THAN 5-0" TO PROPERiI' LINE TO BE 1 -HOUR CONSTRUCTION, TYPICAL ® PROPERTY LINE QROOF VENT. 144 50. IN. OPENIN6 WITH CORROSION RESISTANT WIRE MESH © GUARDRAIL EAVE5 SHALL HAVE VENT5 EQUAL OR GREATER TO HALF THE REQUIRED VENT AREA ATTIC, VENTILATION N ATTIG AREA = 455 5F RATIO REQUIRED = 1/150 CONVERSION = X 144 IN./SF VENT AREA REQUIRED = 46151 VENT AREA PROVIDED = 4 VENTS @ Q ~ 144 51 EACH 22 N � � ¢ U U fill zoa`x O U Q ~ `G N Z J z w U UM�< n Z ¢ �� z Qo 3 �- Z U Z SEAL: �NSED ARC/,, V �N. HARRS FGT P� OZ * No. C 6947 1� FOP Cay F° IAN J.N. HARRISON, ARCHITECT hereby expressly re s its c n law copyright and other property rights In these plans. These plans are not to be reproduced, copied or changed in any mbar whatsoever, norare they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. W I� Q Q � O O Q 0 --+ O O 0 N V L l� w zz O 1� w Oma%] �o JOB #: WELKER DRAWN BY: pdw PLOT DATE: 1/2/2018 REVISION BY DATE A2 22 RIGHT SIDE ELEVATION (EAST) LEFT SIDE ELEVATION (WEST) V4" = r -o„ V4" = P-0„ I I 3 1 I I I I _ ~ cG GLA55 'A' ASSEMBLY CONNECT DIRECTLY TO SUB-5URFAGE 121 3 DRAINAGE SYSTEM TYPICAL ALL DOWNSPOUTS III11111I 111111 SQUARE CHANNEL SIDING AND DEGK DRAIN5 GUARDRAIL HARDI-PLANK ARTE50N ® (2) SMART VENT5, MODEL 1540-520 I I 31.75 E5R-2014. WITHIN 12" OF FINISH 5URFAGE ® 51MULATED STONE VENEER a OUTDOOR SHOWER OVER PLASTER. MAX. 15#/5F MEOW, AG WELL I � NATURAL GRADE RIDGE HEIGHT ELEVATIONS ARE TO THE FIN15HED © FINISH GRADE 5HEATHIN6. THE HEIGHT OF THE ROOFING MATERIAL HAS BEEN CONSIDERED TO A55URE THE FINAL I FINISHED HEIGHT 15 BELOW THE CITY ALLOWABLE. W< do AD2 O K d O R d 3 O Rr d V d 2NP 111 .O fV 12ND FLR ry 111 U Li 9.1 2ND FLR 2 19.1'1 Lj w �o JOB #: YNELKER DRAWN BY: pdw PLOT DATE: 1/1/2018 REVISION BY DATE 4 4- 15TFLR A3 -- -��-- -- 2'-1 Y�" REAR ELEVATION (NORTH) V4" = P-0" GUARDRAIL KEYNOTES IflSHEET METAL ROOFING a CONGEALED DOWNSPOUT ~ cG GLA55 'A' ASSEMBLY CONNECT DIRECTLY TO SUB-5URFAGE 121 HARDI-PLANK ARTE50N DRAINAGE SYSTEM TYPICAL ALL DOWNSPOUTS III11111I 111111 SQUARE CHANNEL SIDING AND DEGK DRAIN5 131 HARDI-PLANK ARTE50N ® (2) SMART VENT5, MODEL 1540-520 I I HORIZONTAL LAP SIDING E5R-2014. WITHIN 12" OF FINISH 5URFAGE ® 51MULATED STONE VENEER a OUTDOOR SHOWER OVER PLASTER. MAX. 15#/5F MEOW, ICG# E5R-1215 10 FIREPLACE VENT 151 NATURAL GRADE RIDGE HEIGHT ELEVATIONS ARE TO THE FIN15HED © FINISH GRADE 5HEATHIN6. THE HEIGHT OF THE ROOFING MATERIAL HAS BEEN CONSIDERED TO A55URE THE FINAL FINISHED HEIGHT 15 BELOW THE CITY ALLOWABLE. 2'-1 Y�" REAR ELEVATION (NORTH) V4" = P-0" GUARDRAIL ¢ U 32.95 O U ~ cG N Z 1 < 1n III11111I 111111 ROOF DECK 0z -2 - -777)4 29.25 ' I I SEAL: �NSED ARC/y v N. HARRST�� Q� O � 2 - w z MEOW, 10 9rFOF CA - 1■ ■■ eITT J 7 C w W< do fV O • V d 2NP 111 .O 111 2ND FLR I 19.1'1 2'-1 Y�" REAR ELEVATION (NORTH) V4" = P-0" FRONT ELEVATION (SOUTH) V4" = h-0„ N � � 61JARDRAIL ¢ U zoa`x � O U ~ cG N Z 1 < , III11111I 111111 � 0z )OF r SEAL: �NSED ARC/y v N. HARRST�� Q� O � 2 * No. C 6947 MEOW, 10 9rFOF CA - 1■ ■■ eITT whatsoever, nore they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON, ARCHITECT. C — �1 ME W< N V IIII111111I1111111 , 1 2NP 111 FRONT ELEVATION (SOUTH) V4" = h-0„ N � � U ¢ U zoa`x � O U ~ cG N Z z < � O z � 0z SEAL: �NSED ARC/y v N. HARRST�� Q� O � 2 * No. C 6947 10 9rFOF CA - IAN J.N. HARRISON, ARCHITECT M1emby expressly re s its ...an law copyright and other property rights In these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, nore they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON, ARCHITECT. 0 W< N V L l� w zz O V w �o JOB #: YNELKER DRAWN BY: pdw PLOT DATE: 1/1/2018 REVISION BY DATE A3 ::�9 I /I \ TYP T TYP ADi _ SECTION D -D VT- = 1'-0I, SECTION A -A V411 = 1'-0, 7 TYP AD1 Iva �� �' %8-� TYP 1 ` iYP AD7 I _ 1� 1 12 ADi 1 LOGGIA W ADi � ¢ �z�� U U zoa`x � O U OFFICE HALL cJ z R-30 CLOSET 5 w U Um 6- < DECK, o Z3 DINING Oz SEAL: �NSED ARC/,// v �N. HAR�,�STFST Q� O Z LIVING 4 * No. C 6947 Fjy 5_3�- '\o' 9rFOf CA -\f IAN J.N. HARRISON, ARCHITECT hs,.b, expressly re s its c n law copyright and other property rights In these plans. Th., plops ore not to be reproduced, copied or changed in any form whatsoever, noe they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. v7J MASTS BEDR M MASTER- ATH 2 5 n— /SIN R-30 TYP 1 SD1 SECTION C -C VT" =1'-0„ TYP 1 SD1 SECTION B -B V4)1= h -w KEYNOTES ROOF ASSEMBLY: SLATE 5HIN6LE5 GLA55'A'A55EMBLY 30# BUILDING PAPER OVER PANEL SHEATHING OVER RAFTERS PER 5TRUGTURAL DW65 EXTERIOR WALL ASSEMBLY ®: SHINGLE OR HORIZONTAL WOOD SIDING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF STUDS @ 16" O.G., U.N.O. WITH R-13 INSULATION 131 INTERIOR WALL A55EMBLY: 5/5" GYPSUM BOARD 5HEATHING BOTH 51DE5 OVER 2X4 OF STUDS @ 16" O.G. WITH R-13 INSULATION SLAB A55EMBLY: ® 5 GONGRETE SLAB PER STRUCTURAL DW65 UNLE55 NOTED OTHERWI5E INTERIOR FLOOR A55EMBLY: 3/4"GYP6RETE OVER 3/4" PLYWOOD OVER FLOOR JOISTS PER STRUCTURAL DW65 WITH R-19 INSULATION, U.N.O. WITH 5/5" GYPSUM BOARD UNDERNEATH ROOF DECK A55EMBLY: © DEX-O-TEX (ICG# E5R 1751) OVER 3/4" PLYWOOD OVER DECK JOISTS PER 5TRUGTURAL DW65 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH DCEILING A55EMBLY: CEILING JOISTS PER 5TRUGTURAL DWGS WITH R-21 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO GONTAIN ANY AIR RE615TER5 OR ELEGTRIGAL OUTLETS AND LIGHTING OTHER THAN WHIGH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR 51MILAR INTERIOR FINISHING MATERIAL ALL INTERIOR WALL5 SHALL BE INSULATED R-13 FOR 2X4 WALL5 R-19 FOR 2X6 INALL5 N � � U ¢ �z�� U U zoa`x � O U ~ cG cJ z �iROOF w U Um 6- < DECK, o Z3 � Oz SEAL: �NSED ARC/,// v �N. HAR�,�STFST Q� O Z * No. C 6947 Fjy 5_3�- '\o' 9rFOf CA -\f IAN J.N. HARRISON, ARCHITECT hs,.b, expressly re s its c n law copyright and other property rights In these plans. Th., plops ore not to be reproduced, copied or changed in any form whatsoever, noe they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. v7J MASTS BEDR M MASTER- ATH 2 5 n— /SIN R-30 z Q N N (w� LIVING l� w zz O ILI4 O \ \ X�11\ \ \ \ \ \ \ \ \ X�11\ \ \ \ \ \ \ \ \` TYP 1 SD1 SECTION B -B V4)1= h -w KEYNOTES ROOF ASSEMBLY: SLATE 5HIN6LE5 GLA55'A'A55EMBLY 30# BUILDING PAPER OVER PANEL SHEATHING OVER RAFTERS PER 5TRUGTURAL DW65 EXTERIOR WALL ASSEMBLY ®: SHINGLE OR HORIZONTAL WOOD SIDING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF STUDS @ 16" O.G., U.N.O. WITH R-13 INSULATION 131 INTERIOR WALL A55EMBLY: 5/5" GYPSUM BOARD 5HEATHING BOTH 51DE5 OVER 2X4 OF STUDS @ 16" O.G. WITH R-13 INSULATION SLAB A55EMBLY: ® 5 GONGRETE SLAB PER STRUCTURAL DW65 UNLE55 NOTED OTHERWI5E INTERIOR FLOOR A55EMBLY: 3/4"GYP6RETE OVER 3/4" PLYWOOD OVER FLOOR JOISTS PER STRUCTURAL DW65 WITH R-19 INSULATION, U.N.O. WITH 5/5" GYPSUM BOARD UNDERNEATH ROOF DECK A55EMBLY: © DEX-O-TEX (ICG# E5R 1751) OVER 3/4" PLYWOOD OVER DECK JOISTS PER 5TRUGTURAL DW65 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH DCEILING A55EMBLY: CEILING JOISTS PER 5TRUGTURAL DWGS WITH R-21 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO GONTAIN ANY AIR RE615TER5 OR ELEGTRIGAL OUTLETS AND LIGHTING OTHER THAN WHIGH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR 51MILAR INTERIOR FINISHING MATERIAL ALL INTERIOR WALL5 SHALL BE INSULATED R-13 FOR 2X4 WALL5 R-19 FOR 2X6 INALL5 so N � � U ¢ �z�� U U zoa`x � O U ~ cG cJ z (� z w U Um 6- < Q o Z3 � Oz SEAL: �NSED ARC/,// v �N. HAR�,�STFST Q� O Z * No. C 6947 Fjy 5_3�- '\o' 9rFOf CA -\f IAN J.N. HARRISON, ARCHITECT hs,.b, expressly re s its c n law copyright and other property rights In these plans. Th., plops ore not to be reproduced, copied or changed in any form whatsoever, noe they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. v7J 1� O /SIN z Q N N (w� l� w zz O O F'I"I V � � z w o0 w JOB #: YNELKER DRAWN BY: pC�W PLOT DATE: 1/1/2018 REVISION BY DATE A4 so SECTION G -G V41= 1'-011 I 91 SECTION E -E y4„ = r -w SECTION FF V4)1= r -w KEYNOTES ROOF ASSEMBLY: 5LATE 5HIN6LE5 GLA55'A'A55EMBLY 30# BUILDING PAPER OVER PANEL SHEATHING OVER RAFTERS PER 5TRUGTURAL DW65 EXTERIOR WALL ASSEMBLY ®: SHINGLE OR HORIZONTAL WOOD SIDING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF STUDS @ 16" O.G., U.N.O. WITH R-13 INSULATION 131 INTERIOR WALL A55EMBLY: 5/5" 6YP5UM BOARD 5HEATHING BOTH 51DE5 OVER 2X4 OF STUDS @ 16" O.G. WITH R-13 INSULATION SLAB A55EMBLY: ® 5 GONGRETE SLAB PER STRUCTURAL DW65 UNLE55 NOTED OTHERWI5E 151 INTERIOR FLOOR A55EMBLY: 3/4"GYP6RETE OVER 3/4" PLYWOOD OVER FLOOR JOISTS PER STRUCTURAL DW65 WITH R-19 INSULATION, U.N.O. WITH 5/5" GYPSUM BOARD UNDERNEATH ROOF DECK A55EMBLY: © DEX-O-TEX (ICG# E5R 1751) OVER 3/4" PLYWOOD OVER DECK JOISTS PER 5TRUGTURAL DW65 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH DCEILING A55EMBLY: CEILING JOISTS PER 5TRUGTURAL DWGS WITH R-21 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO GONTAIN ANY AIR RE615TER5 OR ELEGTRIGAL OUTLETS AND LIGHTING OTHER THAN WHIGH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR 51MILAR INTERIOR FINISHING MATERIAL ALL INTERIOR WALL5 SHALL BE INSULATED R-13 FOR 2X4 WALL5 R-19 FOR 2X6 INALL5 31 N � � U ¢ �z�� U U zoa`x � O U ~ cG cJ z (� z w U Um < Q o z � 0z SEAL: �NSED ARC/,// v �N. HAR�,�STFST Q� O Z * No. C 6947 Fjy 5_3�- '\o' 9rFOf CA -\f IAN J.N. HARRISON, ARCHITECT hs,.b, expressly re s its c n law copyright and other property rights In these plans. Th., plops ore not to be reproduced, copied or changed in any form whatsoever, noe they to be assigned to o third party. without the express written permission and consent of IAN J.N. HARRISON. ARCHITECT. v7J 1� O /SIN v J z Q N w N L l� w zz O O w o0 w M�M JOB #: YNELKER DRAWN BY: pdw PLOT DATE: 1/1/2018 0 REVISION BY DATE A5 31 C it it o IRRIGATION SYSTEM 1. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRAN5PIRATION OR 501L MOISTURE 5EN50R DATA. 2. IRRIGATION CONTROLLERS TO BE OF A TYPE WHICH DOE5 NOT L05E PROGRAM DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. 3. PRE55URE REGULATORS TO BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM 15 WITHIN THE MANUFACTURER'S RECOMMENDED PRESSURE RANGE. 4. MANUAL SHUT-OFF VALVES SHALL BE INSTALLED AS CLOSE AS P0551BLE TO THE POINT OF CONNECTION TO THE WATER SUPPLY. 5. ALL IRRIGATION EMISSION DEVIGES MUST MEET THE REQUIREMENTS SET IN THE AN51 STANDARD, A55EAGG 502-2014; LANDSCAPE IRRIGATION SPRINKLER AND EMITTER 5TANDARD5. ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPING AREAS MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN A5ABEACC 502-2014. LANDSCAPE GENERAL NOTES 1. PLANTING 5CHEDULE: ONE WEEK 2. 9001b GOVERAGE IN 90 DAYS. REPLENISH AS REQUIRED. 3. MAINTAIN PLANTING AND REPLACE AS REQUIRED TO ENSURE CONTINUOUS COMPLIANCE WITH LANDSCAPER PLAN. 4. ALL LIGHTING TO BE DIRECTED DOWN, NOT TO IMPACT ADJACENT PROPERTIES AND COMMON AREAS. 5. WATER SUPPLY FOR ALL LAND5GAPING TO BE PROVIDED BY EXI5TING DOMESTIC WATER SERVICE FROM THE CITY. 6. ALL LANDSCAPE AREAS SHALL HAVE 501L WITH COMPOST RATE OF AT LEAST FOUR GUBIG YARDS PER 1,000 SQUARE FEET TO A DEPTH OF 51X INGHE5, UNLESS OTHERWISE DIRECTED BY THE SOILS ENGINEER. 9. ALL PLANTS ARE DROUGHT TOLERANT AND COMPLIANT WITH CALIFORNIA COASTAL GOMMI551ON REQUIREMENTS. ANY SUBSTITUTIONS MUST BE LOW-WATER, DROUGHT TOLERANT PLANTS. 5. A MINIMUM THREE INCH LAYER OF MULCH TO BE APPLIED ON ALL EXPOSED SURFACES OF PLANTING AREA. 9. NO TURF TO BE INSTALLED A5 PART OF TH15 PROJEGT. 10. AT THE TIME OF FINAL INSPECTION, THE CONTRACTOR MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. LANDSCAPE IRRIGATION NOTES IRRITROL ELECTRIC ANTI-51PHON 3/4" VALVE, TYPICAL (TIE INTO HOSE BIBB) 121 IRRITROL RAIN DUAL IRRIGATION TIMER 131 RAINBIRD PRD -015 RYB 1/4" PRESSURE REGULATING FILTER ® DRIP NETAFIM 12 TEGHLINE 1/2" TUBING CIA G.P.H. WITH 12" SPACING 151 ALL DRIP FITTINGS TO BE NETAFIM (END GAP5, TEES, AND ELBOWS, SLUSH VALVES, COUPLINGS, ADAPTERS, ETC. © PROVIDE 4" DIAMETER PVC SLEEVE UNDERNEATH CONCRETE SLAB - ON -GRADE TO PROVIDE ACCESS FRO IRRIGATION TUBES AND LOW - VOLTAGE ELECTRIC LINES 171 PROVIDE VALVE BOX AT IRRIGATION VALVES ® ALL PVC PIPES AND FITTING5 TO BE SCHEDULE 40 141 ALL DRIP TUBING TO BE APPLIED TO PLANT DRIP LINES AND ROOT BALLS OF PLANTS PLANT LIST NAME VARIETY OBOUGANVILLEA "LA JOLLA" OGARPENTERIA CALIFORNIA 'BUSH ANEMONE" OALYGOYNE HUEGLII OKENNEDIA GOGGINEA OPHORMIUM CAROUSEL 1 DYMONDIA MARGARETAE A ARBUTUS UNEDO "WHITE SWAN" "CORAL VINE" 51ZE QTY. 5 GAL 4 5 GAL 3 5 GAL 2 1 GAL 8 "NEW ZEALAND FLAX" 1 GAL 4 "SILVER CARPET" GROUND COVER "MARINA MULTI" 24" BOX 1 TOTAL LANDSCAPE AREA LANDSCAPE / PLANTING PLAN V4"= I�V z� 40 M � O U i GL U w > ❑ O � d Q ~ d N Z U z_ z d Q z Q Q 30 N z N < SEAL: �NSED ARCyi HARj�STF�T * No. C 6947 NO) �P �rFOF ca��F°� IAN J.N. HARRISON, ARCHITECT herebyexpressly reserves its common law copyright and other property rights in these plans. These plans are not to be reproduced, copied a changed in any form whatsoever, nore they to be assigned to c third party, without the expre sat written permission and consent of IAN J.N. HARRISON, ARCHITECT. 71 I� V _z �J I/ N l Q w zz o Q w Q� w w �o JOB #: WELKER DRAWN BY: pdw PLOT DATE: 12/13/2017 0 REVISION BY DATE L 1 32