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Home My WebLink About09_Murphy Residence Coastal Development Permit_PA2018-012co, CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 12, 2018 Agenda Item No. 9 SUBJECT: Murphy Residence (PA2018-012) Coastal Development Permit No. CD2018-006 SITE LOCATION: 914 West Balboa Boulevard APPLICANT: R.A. Jeheber Residential Design OWNER: Partners Development— Dan Murphy PLANNER: David S. Lee, Planning Technician 949- 644-3225, dlee@newportbeachca.gov LAND USE AND ZONING • Coastal Land Use Category: Two -Unit Residential — (20.0 - 29.9 DU/AC) (RT -D) • Coastal Zoning District: Two -Unit Residential (R-2) • General Plan Land Use Category: Two -Unit Residential (RT) • Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 3,245 -square -foot duplex with a 365 - square -foot garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 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) 3) Adopt Draft Zoning Administrator Resolution No._ approving Coastal Development Permit No. CD2018-006 (Attachment No. ZA 1). 1 Murphy Residence Zoning Administrator, April 12, 2018 Page 2 DISCUSSION Land Use and Development Standards The property is located in the R-2 Coastal Zoning District, which provides for two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category, and Zoning Code. These designations provide for two -unit residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission. Additionally, a Waiver for De Minimis development cannot be issued because the site is within the Appeal Area. The property will be developed with a two -unit residence on a lot designated for residential development. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. • The proposed single-family residence and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88) minimum top of slab elevation, and off-street parking as illustrated in Table 1 below: Hazards The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. The development is set back approximately 240 feet from the nearest coastal waters. Due to the large distance from coastal waters, a Water Quality Management Plan Tmplt. 01/17/17 2 Table 1 — Development Standards Development Standard Standard Pro osed Setbacks min. Front 5'-0" 5'-0" Sides 3'-0" T-0" Rear 0' 0' Allowable Floor Area 3,610 sq. ft. 3,610 sq. ft. Parking 4 spaces 4 spaces Height (max.) 24 feet flat roof 29 feet sloped roof 23 feet flat roof 29 feet sloped roof Hazards The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. The development is set back approximately 240 feet from the nearest coastal waters. Due to the large distance from coastal waters, a Water Quality Management Plan Tmplt. 01/17/17 2 Murphy Residence Zoning Administrator, April 12, 2018 Page 3 (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. Public Access The project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 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 an inland lot with a new duplex on a lot zoned for two -unit development. Therefore, the project does not involve a change in land use 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. • The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing single-family home with a duplex 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. 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. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one duplex. The proposed project is a new duplex located in the R-2 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the Tmp1[: 01/17/17 3 Murphy Residence Zoning Administrator, April 12, 2018 Page 4 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 that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: David S. Lee, Planning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmpl[: 01/17/17 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-006 FOR A NEW DUPLEX LOCATED AT 914 WEST BALBOA BOULEVARD (PA2018-012) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by R.A. Jeheber, with respect to property located at 914 West Balboa Boulevard, and legally described as a portion of Lot 8 of Block 109, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence and the construction of a new 3,245 -square -foot duplex with a 365 -square -foot attached garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential Detached (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential— (20.0 - 29.9 DU/AC) (RT -D) and the Coastal Zoning District is Two -Unit Residential (R-2). 5. 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 15315, 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. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one duplex. The proposed project is a new duplex located in the R-2 Coastal Zoning District. N Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 6 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Findinq: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Su000rt of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,610 square feet and the proposed floor area is 3,610 square feet. b. The proposed development complies with the required setbacks, which are 5 feet along the property line abutting West Balboa Boulevard and 3 feet along each side property line. There is no required setback abutting the 20 -foot rear alley. c. The highest guardrail/parapet is 23 feet from established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. The proposed development provides a two -car garage and two -space carport, meeting the minimum garage requirement for a duplex. e. The proposed development meets the minimum 9.0 (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single-family residences and duplexes. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development is set back approximately 240 feet from the nearest coastal waters. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post - construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain runoff on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 01-03-17 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 6 building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 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 an inland lot with a new duplex. Therefore, the project does not involve a change in land use 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. 2. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing single- family home with a duplex that complies with all applicable Local Coastal Program (LCP) 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. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-006, 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. 01-03-17 8 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 6 PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF APRIL, 2018. Patrick J. Alford, Zoning Administrator 01-03-17 9 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2018-006 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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. 7. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A' shall be incorporated into the Building Division and field sets of plans. 8. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 10. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 01-03-17 10 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 6 11. 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 either the current business owner, property owner, or the leasing agent. 12. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 13. 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 Murphy Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-006 (PA2018-012). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 01-03-17 11 Attachment No. ZA 2 Vicinity Map 12 Murphy Residence Zoning Administrator, April 12, 2018 Page 7 VICINITY MAP Coastal Development No. CD2018-006 PA2018-012 914 West Balboa Boulevard TmpIt: 01/12/17 i3 Attachment No. ZA 3 Project Plans 14 i 1W ABBREVIATIONS A.F.F. ABOVE FINISH FLOOR ALUM. ALUMINUM AMP. AMPERE @ AT BD. BOARD BLDG BUILDING BLK'G BLOCKING BOT. BOTTOM CAB. CABINET CLG. CEILING CL. CENTERLINE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONT. CONTINUOUS CONTR. CONTRACTOR DED. DEDICATED DET. DETAIL D.F. DRINKING FOUNTAIN DIA. DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DWG. DRAWING DWR. DRAWER EA EACH ELECT. ELECTRICAL ELEV. ELEVATION EQ. EQUAL EXT. EXTERIOR EXIST' EXISTING F.D. FLOOR DRAIN F.E.C. FIRE EXTINGUISHER CABINET F.H.C. FIRE HOSE CABINET FIN. FINISH FIXT. FIXTURE FLUOR. FLUORESCENT F.O.C. FACE OF COLUMN F.O.S. FACE OF STUD F.O.W. FACE OF WALL F.S. FLOOR SINK FURR. FURRING FURN. FURNITURE GA. GAUGE GD. GLASS GYP. BD. GYPSUM BOARD H. HIGH H.C. HOLLOW CORE HDWR. HARDWARE H.M. HOLLOW METAL HOR. HORIZONTAL HR. HOUR HT. HEIGHT H.V.A.C. HEATING, VENTILATION, AIR CONDITIONING INSUL. INSULATION INT. INTERIOR JAN. JANITOR J -BOX JUNCTION BOX LAM. LAMINATE L. H. LEFT HAND LAM. PLAS. LAMINATED PLASTIC LAV. LAVATORY LT. LIGHT MAINT. MAINTENANCE MAT. MATERIAL MAX. MAXIMUM MECH. MECHANICAL MET. METAL MFR. MANUFACTURER MIN. MINIMUM MISC. MISCELLANEOUS MTD. MOUNTED MUL. MULLION NO. NUMBER N.I.C. NOT IN CONTRACT N.T.S. NOT TO SCALE O/ OVER O.C. ON CENTER OFF. OFFICE PLAS. LAM. PLASTIC LAMINATE PL. PLATE PLUMB. PLUMBING PLYWD. PLYWOOD FIR. PAIR PTN. PARTITION RAD. RADIUS REF. REFERENCE REFR. REFRIGERATOR REQ'D REQUIRED R.H. RIGHT HAND RM. ROOM R.O. ROUGH OPENING SCHED. SCHEDULE S.C. SOLID CORE SECT. SECTION S.F. SQUARE FEET SHT. SHEET SIM. SIMILAR SPEC. SPECIFICATION S.S. STAINLESS STEEL STL. STEAL STOR. STORAGE STRUCT. STRUCTURAL SUSP. SUSPENDED SYM. SYMMETRICAL TELE. TELEPHONE TEMP. TEMPERED THK. THICK T.O.W. TOP OF WALL TYP. TYPICAL U.L. UNDERWRITERS LABORATORY U.N.O. UNLESS NOTED OTHERWISE V. VOLT V.C.T. VINYL COMPOSITION TILE VERT. VERTICAL VEST. VESTIBULE V.I.F. VERIFY IN FIELD W/ WITH WC WALL COVERING W.C. WATER CLOSET W.H. WATER HEATER W.P. WATER PROOF W.R. WATER RESISTANT WALL LEGEND 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 42" TALL EXTERIOR WALL - 2 x 4 WOOD STUDS @ 16" O.C. WITH STUCCO FINISH AND CAP. 2 x 4 WOOD STUDS @ 16" O.C. w/ 7/8" CEMENT PLASTER ( MEASURED FROM THE FACE OF STUDS) ON THE EXTERIOR SURFACE. PLASTER MIX 1 :4 FOR SCRATCH COAT AND 1 :5 FOR BROWN COAT, BY VOLUME, CEMENT TO SAND. 2013 CBC - TABLE 720.1(2) - ITEM NUMBER 15-1.3 COVER THE INTERIOR SURFACE WITH 5/8" TYPE "X" GYPSUM WALLBOARD, 4' WIDE, APPLIED HORIZONTALLY UNBLOCKED, AND FASTENED WITH 2-1/4" TYPE "S" DRYWALL SCREWS, SPACED 12" O.C. WALLBOARD JOINTS COVERED w/ PAPER TAPE AND JOINT COMPOUND, FASTENER HEADS COVERED w/ JOINT COMPOUND. TABLE 720.1(2) - ITEM NUMBER 16-1.1 SYMBOL LEGEND ElFIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 AO WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS Q1 FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 CONSTRUCTION NOTES A FOUNDATION AND UNDER FLOOR 1. CONCRETE FOR FOOTINGS SHALL HAVE A MINIMUM COMPRESSIVE C2 STRENGTH OF - - - - PSI AT 28 DAYS AND SHALL BE COMPOSED OF 1 PART 2. CEMENT, 3 PARTS SAND, 4 PARTS OF 1 INCH MAXIMUM SIZE ROCK & NOT C4 MORE THAN 7-1/2 GALLONS OF WATER PER SACK OF CEMENT. FIVE SACK C5 CEMENT / CU YD. MIN. PER SECTION 1808.8 & TABLE 1808.8.1 OF CBC 2013 2. WOOD AND EARTH SEPARATION. FOUNDATIONS SUPPORTING WOOD A1.0 SHALL EXTEND AT LEAST 8" ABOVE THE ADJACENT FINISH GRADE. 3. SLABS ON GRADE SHALL BE AT LEAST 5" THICK. 4. ALL FOUNDATION PLATES AND SILLS OR SLEEPERS ON A CONCRETE 5. SLAB, WHICH IS IN DIRECT CONTACT WITH THE EARTH AND SILLS THAT e REST ON CONCRETE OR MASONRY FOUNDATIONS, SHALL BE PRESSURE K TREATED WOOD OR FOUNDATION GRADE REDWOOD. 5. ALL FOOTING SILLS SHALL HAVE FULL BEARING ON THE FOOTING WALL W OR SLAB AND SHALL BE BOLTED TO THE FOUNDATION WITH 5/8" IN ' DIAMETER BY 10" LONG BOLTS EMBEDDED AT LEAST 7" INTO THE U CONCRETE OR REINFORCED MASONRY OR 15" INTO UN -REINFORCED J GROUTED MASONRY. BOLTS SHALL BE SPACED NO FURTHER THAN 12" o m FROM ANY CORNER OR SPLICE. SPACING AND SIZE OF BOLTS MAY VARY W AS DIRECTED BY THE FOUNDATION AND FRAMING PLANS. SPACE SQUARE FOOTAGE PROVIDE 3" x 3" SQUARE BY 0.229" THICK PLATE WASHERS PER BOLT. B WOOD FRAMING: 1. ALL JOISTS, RAFTERS, BEAMS, AND POSTS 2" WIDE AND NO LONGER 3rd. FLR. DECK THAN 4" THICK SHALL BE No. 2 GRADE DOUGLAS FIR -LARCH OR BETTER. 162.5 sq. ft. ALL POSTS AND BEAMS 5" AND THICKER SHALL BE NO. 1 GRADE DOUGLAS 0.0 sq. ft. FIR -LARCH OR BETTER UNLESS NOTED OTHERWISE ON FRAMING PLANS. 2. PROVIDE BLOCKING AT ENDS AND SUPPORTS OF RAFTERS MORE THAN 8" 162.5 sq. ft. IN DEPTH. 3. PROVIDE BLOCKING AT ENDS AND AT SUPPORTS OF RAFTERS AT ALL 400.0 sq. ft. EXTERIOR WALLS. 4. PROVIDE DOUBLE TOP PLATES WITH MINIMUM OF 48" LAP SPLICE. 5. NAILING WILL BE IN COMPLIANCE WITH TABLE 2304.9.1 FASTENING W SCHEDULE OF THE CBC 2016 EDITION. 6. FIRE BLOCKING SHALL BE PROVIDED FOR WALLS OVER 10'-0" IN HEIGHT. 165.0 sq. ft. HORIZONTAL SHAFTS 10'-0" O.C. AND FOR CONCEALED DRAFT OPENINGS. 7. STUDS FOR EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BE NOT LESS THAN 2 x 4 WOOD STUDS AT 16" O.C. STUDS 2" WIDE AND 4" O THICK AND NOT MORE THAN 8' LONG SHALL BE "STUD GRADE" DOUGLAS FIR- LARCH OR BETTER WHEN SUPPORTING NOT MORE THAN ONE FLOOR AND OR A ROOF. 8. ALL EXPOSED WOOD SHALL BE WRAPPED w/ 1/2" THICK GYPSUM BOARD UNLESS NOTED OTHERWISE. C VERIFICATION: 1. CONTRACTORS SHALL VISIT AND INSPECT THE SITE AND FAMILIARIZE THEMSELVES W/ THE SITE CONDITIONS, AND STUDY THESE DOCUMENTS FULLY BEFORE AGREEING TO WORK ON THE PROJECT. THEIR AGREEMENT TO WORK ON THE PROJECT CONSTITUTES VERIFICATION THAT THEY HAVE SO STUDIED THE SITE AND THE DOCUMENTS. UPON INSPECTION OF THE SITE AND STUDYING OF THE DOCUMENTS, THE CONTRACTORS SHALL SUBMIT TO THE OWNERS, FOR THE BUILDING DESIGNER'S REVIEW, ANY SPECIAL CONDITIONS OR UNCLEAR AREAS WHICH MIGHT ALTER HIS BID DURING CONSTRUCTION. D GENERAL REQUIREMENTS: 1. THIS PROJECT SHALL COMPLY w/ THE 2016 CRC, CBC, CPC, CEC, CMC, 2016 CALIFORNIA ENERGY CODE; 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CG) & CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC) E DOCUMENTS: 1. THE DRAWINGS ARE NECESSARILY SCHEMATIC AND DO NOT PURPORT. TO SHOW COMPLETE SITUATIONS. THE DRAWINGS, SPECIFICATIONS, AND ADDENDA ARE COMPLIMENTARY, SO WHAT IS CALLED FOR BY ONE IS CALLED FOR BY ALL. THEREFORE THE DRAWINGS, SPECIFICATIONS, AND ADDENDA MUST ALSO BE CONSIDERED TOGETHER. 2. DO NOT SCALE THE DRAWINGS. F GENERAL MATERIAL SPECIFICATIONS: 1. REINFORCING STEEL: WHEN USED IN CONSTRUCTION OF REINFORCED MASONRY OR CONCRETE STRUCTURES SHALL BE DEFORMED AND COMPLY WITH ASTM A615 -74A, GRADE 60. 2. STRUCTURAL STEEL: USED AS STRUCTURAL SHAPES SUCH AS WIDE FLANGE SECTIONS, CHANNEL, PLATES AND ANGLES SHALL COMPLY WITH ASTM A-36. G ROOFING AND WEATHER PROOFING: 1. ALL WOOD SIDING AND EXTERIOR LATH AND PLASTER SHALL BE PLACED TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASE SHEATHING. 2. EVERY OPENING IN ANY EXTERIOR WALL SHALL BE FLASHED WITH MIN. 26 GA. SHEET METAL OR 15 POUND BUILDING PAPER. 3. A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE FOR ALL EXTERIOR STUD WALLS FINISHED ON THE EXTERIOR WITH STUCCO. THE SCREED SHALL BE PLACED A MINIMUM OF 4" ABOVE THE GRADE AND 2" ABOVE HARDSCAPE OR STEPS. 4. ALL WEATHER PROOFING AROUND WINDOWS AND DOORS SHALL BE PREFORMED IN ACCORDANCE WITH MANUFACTURERS REQUIREMENTS. ANY SPECIAL CONDITIONS WHERE INSTALLATION HAS TO BE ALTERED SHALL BE PRESENTED TO THE BUILDING DESIGNER IN WRITING FOR APPROVAL. H INSULATION: 1. COMPLY WITH CALIFORNIA ENERGY COMMISSION LAWS IN FORCE. 2. INSULATE ALL EXTERIOR PARTITIONS WITH FULL THICK BATTS. USE SOUND ATTENUATING FULL THICK BATTS AT WALLS ENCLOSING BATH- ROOMS, LAUNDRY ROOMS, FAU CLOSETS AND ANY OTHER INTERIOR PARTITION AS CALLED FOR BY THE DRAWINGS. ALL EXTERIOR WALLS: R-15 BATTS MINIMUM. ALL FLAT CEILINGS WITH ATTIC SPACE ABOVE: R-38 BATTS. ALL VOLUME CEILING AREAS WITH FINISH APPLIED TO THE UNDERSIDE OF THE RAFTERS: R-19 BATTS. ALL OF THE ABOVE ARE THE MINIMUM REQUIREMENTS ONLY. PLEASE REFER TO THE TITLE 24 ENERGY FORMS THAT ARE INCLUDED WITH THIS SET OF PLANS FOR THE ACTUAL INSTALLATION REQUIREMENTS. 3. CONTRACTOR SHALL SIGN AND POST ON THE STRUCTURE AN INSULATION CERTIFICATION PRIOR TO THE FINISH INSPECTION. WALL LEGEND 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 42" TALL EXTERIOR WALL - 2 x 4 WOOD STUDS @ 16" O.C. WITH STUCCO FINISH AND CAP. 2 x 4 WOOD STUDS @ 16" O.C. w/ 7/8" CEMENT PLASTER ( MEASURED FROM THE FACE OF STUDS) ON THE EXTERIOR SURFACE. PLASTER MIX 1 :4 FOR SCRATCH COAT AND 1 :5 FOR BROWN COAT, BY VOLUME, CEMENT TO SAND. 2013 CBC - TABLE 720.1(2) - ITEM NUMBER 15-1.3 COVER THE INTERIOR SURFACE WITH 5/8" TYPE "X" GYPSUM WALLBOARD, 4' WIDE, APPLIED HORIZONTALLY UNBLOCKED, AND FASTENED WITH 2-1/4" TYPE "S" DRYWALL SCREWS, SPACED 12" O.C. WALLBOARD JOINTS COVERED w/ PAPER TAPE AND JOINT COMPOUND, FASTENER HEADS COVERED w/ JOINT COMPOUND. TABLE 720.1(2) - ITEM NUMBER 16-1.1 SYMBOL LEGEND ElFIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 AO WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS Q1 FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 CONSTRUCTION NOTES J STUCCO: 1. GENERAL: COMPLY WITH APPLICABLE REQUIREMENTS OF CLPCA LATHING C2 AND PLASTERING REFERENCE SPECIFICATION. 2. WIRE FABRIC LATH: AQUA K -LATH, SELF FURRING TYPE SFD (AK), BY C4 "K -LATH CORP." OR APPROVED EQUAL. SECURE WITH 14 GAUGE G.I. C5 WIRE STAPLES. 3. CASING BEAD: 24 GAUGE WITH EDGE TO MATCH EXISTING. A1.0 INSTALL .WHERE INDICATED ON DRAWINGS, AT ALL CORNERS, AND A1.1 WHERE STUCCO ABUTS OTHER MATERIALS. 4. FINISH TO MATCH EXISTING AND COLOR TO BE SELECTED BY OWNERS. 5. EXTERIOR LATH & PLASTER: PROVIDE TWO LAYERS OF GRADE "D" e PAPER OVER ALL WOOD BASE SHEATHING. CHAPTER 25 OF 2016 CBC. K DEFERRED SUBMITTALS: 1. THE HOME FIRE SPRINKLER SYSTEM ( 2016 NFPA 13D) PLANS AND CALC'S W SHALL BE A DEFERRED SUBMITTAL AT THIS TIME. ' THE SUB -CONTRACTOR HIRED BY THE OWNER SHALL PROVIDE DETAILED U DRAWINGS AND CALCULATIONS TO THE DESIGNER & RECORD ENGINEER J FOR APPROVAL PRIOR TO SUBMISSION TO THE BUILDING DEPARTMENT o m FOR THEIR APPROVALS. W THE GENERAL CONTRACTOR TO OBTAIN FIRE SPRINKLER PERMIT PRIOR SPACE SQUARE FOOTAGE TO CALLING FOR ROOF SHEATHING INSPECTION. 2. THE A/C CONDENSER SYSTEM SHALL BE A DEFERRED SUBMITTAL. PORCH / PATIO THE SUB -CONTRACTOR HIRED BY THE OWNER SHALL PROVIDE HIS OWN 3rd. FLR. DECK PLANS TO THE BUILDING DEPARTMENT FOR THEIR APPROVAL USING THE 162.5 sq. ft. CITY OF NEWPORT BEACH STANDARD PLAN. WALL LEGEND 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 42" TALL EXTERIOR WALL - 2 x 4 WOOD STUDS @ 16" O.C. WITH STUCCO FINISH AND CAP. 2 x 4 WOOD STUDS @ 16" O.C. w/ 7/8" CEMENT PLASTER ( MEASURED FROM THE FACE OF STUDS) ON THE EXTERIOR SURFACE. PLASTER MIX 1 :4 FOR SCRATCH COAT AND 1 :5 FOR BROWN COAT, BY VOLUME, CEMENT TO SAND. 2013 CBC - TABLE 720.1(2) - ITEM NUMBER 15-1.3 COVER THE INTERIOR SURFACE WITH 5/8" TYPE "X" GYPSUM WALLBOARD, 4' WIDE, APPLIED HORIZONTALLY UNBLOCKED, AND FASTENED WITH 2-1/4" TYPE "S" DRYWALL SCREWS, SPACED 12" O.C. WALLBOARD JOINTS COVERED w/ PAPER TAPE AND JOINT COMPOUND, FASTENER HEADS COVERED w/ JOINT COMPOUND. TABLE 720.1(2) - ITEM NUMBER 16-1.1 SYMBOL LEGEND ElFIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 AO WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS Q1 FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 SHEET INDEX SHT. NO: I DESCRIPTION PD.1 VICINITY MAP LS W FAYAVFN�F C1 TITLE SHEET C2 - C3 SECTION DETAILS C4 EROSION CONTROL PLAN C5 GEOTECHNICAL NOTES SPA MM: A1.0 FIRST FLOOR PLAN A1.1 FIRST FLOOR PLAN SQUARE FOOTAGE CALCULATIONS xF�x. SECOND FLOOR PLAN A2.1 SECOND FLOOR PLAN SQUARE FOOTAGE CALCULATIONS e JOB SITE r THIRD FLOOR PLAN SQUARE FOOTAGE CALCULATIONS W BACBpA 9C ��. SHEET INDEX SHT. NO: I DESCRIPTION PD.1 PROJECT DATE / CONSTRUCTION NOTES LS LOT SURVEY C1 TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTION DETAILS C4 EROSION CONTROL PLAN C5 GEOTECHNICAL NOTES SPA SITE PLAN A1.0 FIRST FLOOR PLAN A1.1 FIRST FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A2.0 SECOND FLOOR PLAN A2.1 SECOND FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A3.0 THIRD FLOOR / ROOF DECK PLAN A3.1 THIRD FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A5.0 I ROOF PLAN NT & REAR EXTERIOR I A7.0 I BUA6.1 LEOD NG SEC& RIGHT S OTNS'O & ELEVATIONS ATO I 1 18 1 TOTAL NUMBER OF SHEETS IN THE PROJECT PROJECT DESCRIPTION SCOPE OF WORK: CONSTRUCT A NEW THREE STORY DUPLEX WITH AN ATTACHED TWO -CAR GARAGE WITH TWO CARPORT SPACES DIRECTLY BEHIND THE GARAGE WITH A ROOF DECK ON THE THIRD FLOOR. LEGAL DESCRIPTION OWNER: DANIEL & KATHLEEN MURPHY 120 38th STREET NEWPORT BEACH CA. 92663 602-330-7117 LEGAL: LOT 12, BLOCK 37, RIVER SECTION CITY OF NEWPORT BEACH COUNTY OF ORANGE, STATE OF CALIFORNIA ASSESSOR PARCEL NUMBER: 423-323-09 ZONING: R-2 OCCUPANCY: R-3 / U TYPE OF CONSTRUCTION: TYPE V -B ( FIRE SPRINKLERS per NFPA 13D ) NUMBER OF UNITS: TWO LOT AREA CALCULATIONS: LOT SIZE: 25'x 100'= 2,500 SQUARE FEET MINUS SETBACKS: 19'x 95'= 1,805 SQUARE FEET FLOOR AREA RATIO: 1,805 SQ. FT. x 2.0 = 3,610 SQUARE FEET OPEN VOLUME AREA REQUIRED: n/a THIRD FLOOR LIMITS: n/a LANDSCAPE AREA: 32 SQUARE FEET PROJECT CONSULTANTS PROJECT STATISTICS ENERGY CONSULTANT: LIVING SPACE SQUARE FOOTAGE CALCULATIONS RESIDENTIAL DESIGN, INC. GARAGE 1st. FLOOR 2nd. FLOOR 3rd. FLOOR SUB -TOTAL UNIT "A" 182.5 sq. ft. 811.0 sq. ft. 0.0 sq. ft. 0.0 sq. ft. 993.5 sq. ft. UNIT "B" 182.5 sq. ft. 0.0 sq. ft. 1524.0 sq. ft. 910.0 sq. ft. 2616.5 sq. ft. SUB -TOTAL 365.0 sq. ft. 811.0 sq. ft. 1524.0 sq. ft. 910.0 sq. ft. 3610.0 sq. ft. 375-C MONTE VISTA AVENUE W COSTA MESA, CA 92627 ' (949) 642-9309 DAVID WORTHINGTON U TOTAL: J 3610.0 sq. ft. o m CIVILSCAPES ENGINEERING, INC. W EXTERIOR SPACE SQUARE FOOTAGE CALCULATIONS a cu CARPORT PORCH / PATIO 2nd. FLR. DECK 3rd. FLR. DECK UNIT "A" 162.5 sq. ft. 119.0 sq. ft. 0.0 sq. ft. N 0.0 sq. ft. UNIT "B" 162.5 sq. ft. 23.0 sq. ft. 165.0 sq. ft. qq- 400.0 sq. ft. CI) ce Q ti W TOTAL: 325.0 sq. ft. 142.0 sq. ft. 165.0 sq. ft. Q 400.0 sq. ft. PROJECT CONSULTANTS BUILDING DESIGNER: ENERGY CONSULTANT: R.A. JEHEBER RESIDENTIAL DESIGN, INC. z 410 32nd STREET, SUITE 202 NEWPORT BEACH, CA. 92663 QO 949-723-4393 ATTN: ROD JEHEBER LAND SURVEYOR: U RMD SURVEYING, INC. Qz Q 23016 LAKE FOREST DRIVE #409 ``' (4 1 RVI NE, CA 9253 O 949-858-2924 ( RON MIEDEMA ) rdmsurveying@cox.net 0) GEO TECHNICAL ENGINEER w EGA CONSULTANTS m 375-C MONTE VISTA AVENUE W COSTA MESA, CA 92627 ' (949) 642-9309 DAVID WORTHINGTON U REPORT #RJ053.1 J CIVIL ENGINEER: o m CIVILSCAPES ENGINEERING, INC. W 28052 CAMINO CAPISTRANO, STE. 213 _ LAGUNA NIGUEL, CA 92677 a cu 949-464-8115 ( WILL D. ROLPH ) _ will@civilscapes.com U STRUCTURAL ENGINEER: Lu LZ U Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet PD, 1 115 vJ w z o QO W U W Qz Q ``' (4 Fu O rZ v N 0) NO LL w C) m Q W C ' .c: L U m J =3= (1) o m m W _ U a cu 0 _ N U m Lu LZ U N 0i to Q -0 m qq- Q CI) ce Q ti W _O N Z Q O , O Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet PD, 1 115 vJ w z Q QO W Z W Qz Q J H O H- LuU ; W W W U U) m Q Q O Q U w W L.L !!�^^ vJ U W O 0 '^ vJ U Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet PD, 1 115 z Q W Z G� O LL a- O ; 0 z J U) m Q Q W Q U w W a °° U W w 0 '^ vJ CO m d to Luof Z O 11 UZ Q Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet PD, 1 115 NORTH 0' 8' 16' SCALE 1"=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEAD AND TAG L.S. 4653 SET ON A 2.00' OFFSET FROM PROPERTY LINE. U U U Z O U Li W ~w Z wZ U J U Z O I U 9TH ST. VICINITY MAP WE LEGEND DESCRIPTION (123.45) MEAS. ELEVATIONS C ) REC. BRG. & DIST. DECK # BRICK WALL BUILDING PROPERTY LINE FENCE BENCH MARK N.G. NATURAL GRADE P.P. POWER POLE WM WATER METER F.F. FINISH FLOOR G.F. GARAGE FLOOR CDNC. CONCRETE F. S. FINISH SURFACE M.H. MAN -HOLE P PLANTER A.C. ASPHALT T.G. TOP -GRATE RdM SURVEYING INC RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@C❑X.NET , U G O 1 STORY RESIDENCE F1 F CDNC. L— CDNC. _ _ C°NG _ CONC S 18 ° 17 0 0 " W 10 0.12' CONC CDNC. [INC CONC.PR❑PERNE DIRT 3r U �V z �� CONC. r CDNC. F, Z�F ti2� `0 �A �� m co 0 b2FS, CDNC. LA v Z - z z 23.9 PROPERTY LINE J U = w Cl tihb� CDNC. O 3 Loa_ +1 ��C ` CDNC. — 7w. zo bF PROPERTY U > `� z L� S. u o <3 o h� U �i 0 U }� 2.6 - U 10.0 z O 10.0 U za U U O U TOPOGRAPHIC SURVEY JOB: 67-16 DATE: 7/24/17 /S, �2 CONC. 2F CDNC. F, Z v m CONC CDNC. �- �I o CDNC. :DNC. 5.0— bq�S CDNC. � � z 5.8 u� CDNC. CDNC. CDNC. CDNC. CDNC. DNC cti (7.63OS) r� o� OFS h~�S c -i w b�� o 0� Qo w N I- I UL QZ 3 Q JFS� z h� o �� Cl z 1 STORY " (9.77T RESIDENCE C7.56F CDNC. CDNC. CDNC. 7.6 CDNC. mu_ CONC. S 18'174 PW 10 0.12 CDNC. CONC. ��FS 1b 2 STORY RESIDENCE OWNER: DANIEL MURPHY � O z r, z O 0 AU 606 o/\o' L(7 v A. s� z CU s � J CDNC. CDNC. CDNC. 7.6 CDNC. mu_ CONC. S 18'174 PW 10 0.12 CDNC. CONC. ��FS 1b 2 STORY RESIDENCE OWNER: DANIEL MURPHY LEGAL DESCRIPTION LOT 8 OF BLOCK 109, SECTI❑N B, OF NEWPORT BEACH TRACT we CF.W. 2.0 GUTTER :11 AC 109 0 AC BENCH MARK BENCH MARK # 1E-122-14 NAVD88 DATUM ELEVATION= 9.179 AC al LEAD AND TAG ELEVATION= 7.40 AC AC AC LAND SUS\ R❑N MIEDEMA A * N0. 4653 EXP. 9/30/19 ADDRESS OF PROJECT; 914 WEST BALB❑A NEWPORT BEACH, CA 10 5.0 s of p� U O U LEGAL DESCRIPTION LOT 8 OF BLOCK 109, SECTI❑N B, OF NEWPORT BEACH TRACT we CF.W. 2.0 GUTTER :11 AC 109 0 AC BENCH MARK BENCH MARK # 1E-122-14 NAVD88 DATUM ELEVATION= 9.179 AC al LEAD AND TAG ELEVATION= 7.40 AC AC AC LAND SUS\ R❑N MIEDEMA A * N0. 4653 EXP. 9/30/19 ADDRESS OF PROJECT; 914 WEST BALB❑A NEWPORT BEACH, CA 10 .DDHK DIAL TWO WORKING BEFORE ��/I DAYS BEFORE YOU DIG ,� YOU DIG o TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT GENERAL NOTES 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/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. S. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER, 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TO ENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALL BE REMOVED FROM THE SITE. GRADING NOTES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 11. 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 GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. 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. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE PRECISE GRADING PLAN 914 WEST BALBOA BLVD, NEWPORT BEACH CALIFORNIA 92625 APN: 047-273-17 NOTES TO OWNER, CONTRACTOR, & ARCHITECT 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALL BE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR DISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS ARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FOR CONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALL DEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST, SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERING DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND PER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, AND DOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE, HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES OR STRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH AT LEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT. CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURAL ENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. 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 AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 18. REMOVE ALL EXISTING LANDSCAPE ELEMENTS. 19. REMOVE EXISTING NON -GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB. REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER -EXCAVATION REMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODE AND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BY PLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER OF ANY DISCREPANCIES EROSION CONTROL NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPON STARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BE IMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ON AND RUN-OFF. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BE USED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNER THAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATED RUN-OFF FOR TREATMENT AND DISPOSAL. CC&R'S ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PUBLIC WORKS NOTES 1. PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT 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. 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. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY. S. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36 -INCHES. OWNER PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 CIVIL ENGINEER WILL ROLPH CIVILSCAPES ENGINEERING, INC. 23272 MILL CREEK DRIVE, SUITE 130 LAGUNA HILLS, CA 92653 949.464.8115 W ILL@CIVI LSCAPES.COM DESIGNER R.A.JEHEBER RESIDENTIAL DESIGN, INC. 410 32ND STREET, SUITE 202 NEWPORT BEACH, CA 92663 949.723.4393 GEOTECHNICAL CERTIFICATION THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE IN CONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILS REPORT FOR THIS PROJECT ENTITLED: RESIDENTIAL DEVELOPMENT PROJECT No.: RJ053.1 VICINITY MAP NO SCALE SHEET INDEX Cl TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTIONS AND DETAILS C4 EROSION CONTROL PLAN C5 GEOTECHNICAL NOTES EARTHWORK QUANTITIES RAW CUT RAW FILL OVER EXCAVATION SHRINKAGE 5%± NET 0 CUBIC YARDS 25 CUBIC YARDS 280 CUBIC YARDS 15 CUBIC YARDS 10 CUBIC YARDS (IMPORT) LEGAL DESCRIPTION SITE DATA: SITE ADDRESS: 914 BALBOA BLVD W, NEWPORT BEACH CALIFORNIA, 92661 USE: DUPLEX APN 047-273-17 CABLE: SPECTRUM SANITATION DISTRICT AREA: CNB WATER DISTRICT: NB WATER METER ZONE: 1-095 LOT 8, BLOCK 109, SECTION B, OF NEWPORT BEACH BH; MM BK. 4 PG. 27, ORANGE COUNTY APN: 047-273-17 BENCHMARK BENCH MARK # 1E-122-14 NAVD88 DATUM ELEVATION = 9.179 LEAD AND TAG ELEVATION = 7.40 SOILS ENGINEER ch T_ N W E UO o (D0 W U Q _j,2 O D z(DLO C) <z Z N� oQ� N J m 0 W Q � U U/ W V z W Q (.0 WWJmU Lu co Cf) 2 F- < LLJ OZ Lum J�=,a�:F- M Fmu0 W w z O LL REVISIONS NO. I REVISION I DATE OWNER: PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 �ROFESS/O�\ D. 7 �� RoAFc sZ C 76698 A ,%�Exp. 12.31.2018/*, JOB NO. 17063 I DATE 12/20/2017 I DATED: SEPTEMBER 20, 2017 REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: SHEET NO. FIRM NAME: EGA CONSULTANTS, INC. EGA CONSULTANTS, INC. 375-C MONTE VISTA AVE. COSTA MESA, CA 92627 PH (949) 642-9309 BY: DATE: FX (949) 642-1290 ENGINEERING GEOLOGIST SHEET NO. 1 OF 5 17 ��51 III r1FzUU:1 � U Z O III lU Z El III (_j � q: X7,'41 EXISTING SEWER LINE- 13/71"/ INE D FS_ FSS m v Cs�, III � 1s �?3/w .�/ � J PROPERTY LINE C, / �5 2 RECONSTRUCT EXISTING 1 m DAMAGED ALLEY PER CITY STANDARDS. EXTENT OF II z 16 z REPAIR SHALL BE o DETERMINED BY THE PUBLIC - WORKS INSPECTOR. 11 ,,,, r ------------------------------------------------ I I I LLINI. U * ELEVATIONS ARE SHOWN HEREON FOR REFERENCE ONLY. CONTRACTOR SHALL VERIFY SLAB THICKNESS AND SECTION PRIOR TO CONSTRUCTION W/FOUNDATION PLANS, AND SOILS REPORT PRIOR TO CONSTRUCTION. F, c' -�--------CNNC �� 6 `� F ---- PROPERTY LINE y________________ ___ _________________ J o 1 I CONC. 832 CONC, 8.52 8.56 8.73 10 8.67TG FL/GB FL FL N1817'00"E FL/HP 100.12' L 7.031N1 ----------------- -- -- -- - -- -- - -- - 4.5% I 1.0% 1.01. ---------------------------------------I I:I I - U 0 U U , I I z C CONC� 01 II 1 ,� 7.47 TC 6.841NV 13 L U 1:1r1 S� Z U § �� U I CONC A I I 1 3 U'I o z 11 C) coNc Ln z ' 1 o V U -- n(1@_7_0_3_1_W8.37TG 8.73 C-----11 I F� ------rJ CON1 2 g'3 8.56 8.60 O� 8.75FS 2.3% 4.6% 4 8.75 FS/HP 3"STEP O 4.6% Ll 4.4% u , FS V•��_ z ��8.30 oU �1�� 3� � �3 1 z ---------------- FL/GB U z U 0v hG i U U Z 1 lil 1 U I I I I I I i I I 1 U1 I Zi III I O I I U I I I U I I Z I I E] I U U I I II I I v 2.4"STEP C ca v a l7 0.10' FALL 4 c 6" I CON 17 18 6 C l------------ �� 3„ 9.005L STEP 8. F5 STEP ROPOSED RESIDENCE 2 2.3% O 77 SL B (SL)=9.00 8.75 9A9_1� FS FS r 8.14F 6.901 "41"T - 100.12' 8.i CONC. 7 FL/I ---------------------------- PROPERTY LINE 2 ST❑RY RE �IDENCE -- N-- PC CCNC. - 6 ------- AC 1� �S 7.51'STEP AC AC CONSTRUCTION NOTES U LANDSCAPE WALL PER ARCHITECT'S PLAN O2 HARDSCAPE PER ARCHITECT'S PLAN. O3 DRIVEWAY PER ARCHITECT'S PLAN. ® NOT USED OS NOT USED © WALL OR FENCE PER ARCHITECT'S PLAN (RETAINING AS REQUIRED). O7 NOT USED ® ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN. O9 FURNISH & INSTALL 9" AREA DRAIN WITH ATRIUM GRATE PER DETAIL HEREON. 10 FURNISH & INSTALL 4" DIA NDS AREA DRAIN. 11 FURNISH AND INSTALL 4 -INCH SDR -35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. 12 CONSTRUCT 18 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON. 13 CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -184-L. 14 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" HEREON. **** 15 PROTECT EXISTING WATER METER. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1 -INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. IF APPLICABLE, ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT THE MAIN (CORPORATION STOP) AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. *** 16 FIELD VERIFY CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX AND COVER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -406-L. ABANDONMENT OF SEWER LATERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOX AND THE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE CAPPED WHERE WYE USED TO BE. 17 REMOVE EXISTING GAS METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 18 REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 19 REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS AND SPECIFICATIONS *** 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. 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. LEGEND * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED CPC CALIFORNIA PLUMBING CODE INV INVERT PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD AD AREA DRAIN * SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE TOS TOP OF SLAB 3„ 1 FF FINISHED FLOOR ELEVATION FINISHED FLOOR FINISHED FLOOR 1 MADE OF NATURAL DURABLE OR PRESERVATIVE TREATED WOOD IN GFf GARAGE FINISHED FLOOR MIN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY RD ROOF DRAIN da 2%*** ° 8"* TPF TOP OF PRIVACY FENCE CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS 6" MIN. WIDE PEDESTRAIN SAFE FRAME & TG TOP OF GRATE MIN *«* \\>iA%\ \ %/ %/////// > \ \\i \\ \\%i\ s� TOC TOP OF COPING T.R.W. TOP OF RETAINING WALL GRATE 3/8" SLOT OPENING.EAST JORDAN **IRON WORKS OR EQUAL(800)874-4100 PA PLANTER AREA TF TOP OF FOOTING \ !\!\ \ \ ! \ \\ \ \\! / \ \\\\ \\\\ SEINIMUM CTIONN R401 3D CONTRACTE AWAY OOR SOHANLDNOTON SHALL BE Y CIVILSCAPER 2016 CRC DIMENSIONS DETERMINED BY TOW TOP OF STEM WALL TS TOP OF STEM WALL \ \ \ \ \ LS LANDSCAPE A�j�/jam/:�j / ACRC CALIFORNIA RESIDENTIAL CODE ENGINEERING IF THERE ARE ANY CONFLICTS. GRATE FRAME DIMENSIONS.USE FS FINISHED SURFACE FINISHED SURFACE FINISHED GRADE DS DOWNSPOUT FRAME AS A FORM FL FLOW LINE PA PLANTER AREA ° FG FINISHED GRADE - - - - PROPERTY LINE 10" #4 REBAR TOP & BOTTOM GB GRADE BREAK - - PROPOSED FLOWLINE ° HP HIGH POINT = = PROPOSED PERFORATED DRAIN PIPE 18" Mi ��v01 SL FINISHED SLAB ELEVATION PROPOSED SOLID DRAIN PIPE DH I DIAL TWO WORKING BEFORE ��IW" I DAYS BEFORE YOU DIG ,�I � I YOU DIG TOLL FREE i 1 CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT OR PAVERS 3" COVER MINIMUM III o� 4" DIA. PERFORATED PVC DRAIN PIPE W/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OF TRENCH WITH FILTER FABRIC; PROVIDE 4" MINIMUM OVERLAP AT TOP OF 12 TRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE ))11 9 9" X 9" ATRIUM GRATE 9" X 9" SQUARE GRATE NDS 991 -GREEN NDS 930B -BRASS USE IN PLANTERS USE IN HARDSCAPE AND TURF TG ELEV PER PLAN ATRIUM GRATE WHERE SEE NOTES ABOVE FOR REQUIRED g., GRATE MODEL 2%MIN / ,; T=< --d\ 2% MIN LOW PROFILE ADAPTER= NDS PART NO. 930 4" PVC RISER PIPE CRUSHED ROCK W/FILTER UNIVERSAL OUTLET NDS 1243 LTEE OR WYE PVC PIPE PER PLAN 9 9" AREA DRAIN DETAIL NO SCALE 24" - ELEVATION SECTION E -E LL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB PLAN VIEW DETAIL E 14 BOTTOMLESS TRENCH DRAIN NO SCALE )ig a 24" wide x 18" minimum depth trench dace filter cloth in the trench.Lap 12" @ top =orm bottom of the trench with crushed rock. =orm and pour perimeter concrete curb =ill the rest of the trench with crushed rock to 4" rom top of trench NOTES 1. OWNER MUST OBTAIN PERMISSION FROM EASEMENT OWNERS FOR CONSTRUCTION WITHIN EASEMENTS. 2. ALL IMPROVEMENTS OTHER THAN STANDARD GRAY CONCRETE TO BE PER THE APPROVED ENCROACHMENT PERMIT. 3. ALL PLANTING LANDSCAPE IN PUBLIC RIGHT-OF-WAY SHALL BE DRAUGHT TOLERANT LOW GROWING GROUND COVER WITH MAXIMUM GROWTH CHARACTERISTIC OF 36 INCHES 0 -7- 0 0 8 16 SCALE IN FEET 1 INCH =8 FEET ch r N W E UO O � � U i � U Q J O O� ZOLo Q Z 00 Uzi LO N J � nW U ZW Q J Z a W CMD� a N ZWJO0< 0Wranmc) VZ U) LU rn O Q w � 120 V W �Q rna V (� W V _ I z W O um a REVISIONS NO. I REVISION DATE OWNER: PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 QROFESS/O� D. Y C 76698 y A Exp. 12.31.2018 JOB NO. 17063 DATE 1/6/2018 SHEET NO. C 2 SHEET NO. 2 OF 5 I:I � oU o 0 12 I I z C 2.3% II 1 ,� 7.47 TC 6.841NV 13 1 0 1:1r1 I'."77T U In I S=0.010 _ U U I I I I iii U'I o z 11 C) V Q 1 o, LO J III I 0, 11LI ,C�� 1.0% v, PROPERTY � LINE Q ra J O - - 1m U m SF�9 S� i J r7�47TC) Q m AC AC CONSTRUCTION NOTES U LANDSCAPE WALL PER ARCHITECT'S PLAN O2 HARDSCAPE PER ARCHITECT'S PLAN. O3 DRIVEWAY PER ARCHITECT'S PLAN. ® NOT USED OS NOT USED © WALL OR FENCE PER ARCHITECT'S PLAN (RETAINING AS REQUIRED). O7 NOT USED ® ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN. O9 FURNISH & INSTALL 9" AREA DRAIN WITH ATRIUM GRATE PER DETAIL HEREON. 10 FURNISH & INSTALL 4" DIA NDS AREA DRAIN. 11 FURNISH AND INSTALL 4 -INCH SDR -35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. 12 CONSTRUCT 18 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON. 13 CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -184-L. 14 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" HEREON. **** 15 PROTECT EXISTING WATER METER. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1 -INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. IF APPLICABLE, ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT THE MAIN (CORPORATION STOP) AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. *** 16 FIELD VERIFY CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX AND COVER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -406-L. ABANDONMENT OF SEWER LATERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOX AND THE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE CAPPED WHERE WYE USED TO BE. 17 REMOVE EXISTING GAS METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 18 REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 19 REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS AND SPECIFICATIONS *** 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. 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. LEGEND * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED CPC CALIFORNIA PLUMBING CODE INV INVERT PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD AD AREA DRAIN * SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE TOS TOP OF SLAB 3„ 1 FF FINISHED FLOOR ELEVATION FINISHED FLOOR FINISHED FLOOR 1 MADE OF NATURAL DURABLE OR PRESERVATIVE TREATED WOOD IN GFf GARAGE FINISHED FLOOR MIN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY RD ROOF DRAIN da 2%*** ° 8"* TPF TOP OF PRIVACY FENCE CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS 6" MIN. WIDE PEDESTRAIN SAFE FRAME & TG TOP OF GRATE MIN *«* \\>iA%\ \ %/ %/////// > \ \\i \\ \\%i\ s� TOC TOP OF COPING T.R.W. TOP OF RETAINING WALL GRATE 3/8" SLOT OPENING.EAST JORDAN **IRON WORKS OR EQUAL(800)874-4100 PA PLANTER AREA TF TOP OF FOOTING \ !\!\ \ \ ! \ \\ \ \\! / \ \\\\ \\\\ SEINIMUM CTIONN R401 3D CONTRACTE AWAY OOR SOHANLDNOTON SHALL BE Y CIVILSCAPER 2016 CRC DIMENSIONS DETERMINED BY TOW TOP OF STEM WALL TS TOP OF STEM WALL \ \ \ \ \ LS LANDSCAPE A�j�/jam/:�j / ACRC CALIFORNIA RESIDENTIAL CODE ENGINEERING IF THERE ARE ANY CONFLICTS. GRATE FRAME DIMENSIONS.USE FS FINISHED SURFACE FINISHED SURFACE FINISHED GRADE DS DOWNSPOUT FRAME AS A FORM FL FLOW LINE PA PLANTER AREA ° FG FINISHED GRADE - - - - PROPERTY LINE 10" #4 REBAR TOP & BOTTOM GB GRADE BREAK - - PROPOSED FLOWLINE ° HP HIGH POINT = = PROPOSED PERFORATED DRAIN PIPE 18" Mi ��v01 SL FINISHED SLAB ELEVATION PROPOSED SOLID DRAIN PIPE DH I DIAL TWO WORKING BEFORE ��IW" I DAYS BEFORE YOU DIG ,�I � I YOU DIG TOLL FREE i 1 CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT OR PAVERS 3" COVER MINIMUM III o� 4" DIA. PERFORATED PVC DRAIN PIPE W/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OF TRENCH WITH FILTER FABRIC; PROVIDE 4" MINIMUM OVERLAP AT TOP OF 12 TRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE ))11 9 9" X 9" ATRIUM GRATE 9" X 9" SQUARE GRATE NDS 991 -GREEN NDS 930B -BRASS USE IN PLANTERS USE IN HARDSCAPE AND TURF TG ELEV PER PLAN ATRIUM GRATE WHERE SEE NOTES ABOVE FOR REQUIRED g., GRATE MODEL 2%MIN / ,; T=< --d\ 2% MIN LOW PROFILE ADAPTER= NDS PART NO. 930 4" PVC RISER PIPE CRUSHED ROCK W/FILTER UNIVERSAL OUTLET NDS 1243 LTEE OR WYE PVC PIPE PER PLAN 9 9" AREA DRAIN DETAIL NO SCALE 24" - ELEVATION SECTION E -E LL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB PLAN VIEW DETAIL E 14 BOTTOMLESS TRENCH DRAIN NO SCALE )ig a 24" wide x 18" minimum depth trench dace filter cloth in the trench.Lap 12" @ top =orm bottom of the trench with crushed rock. =orm and pour perimeter concrete curb =ill the rest of the trench with crushed rock to 4" rom top of trench NOTES 1. OWNER MUST OBTAIN PERMISSION FROM EASEMENT OWNERS FOR CONSTRUCTION WITHIN EASEMENTS. 2. ALL IMPROVEMENTS OTHER THAN STANDARD GRAY CONCRETE TO BE PER THE APPROVED ENCROACHMENT PERMIT. 3. ALL PLANTING LANDSCAPE IN PUBLIC RIGHT-OF-WAY SHALL BE DRAUGHT TOLERANT LOW GROWING GROUND COVER WITH MAXIMUM GROWTH CHARACTERISTIC OF 36 INCHES 0 -7- 0 0 8 16 SCALE IN FEET 1 INCH =8 FEET ch r N W E UO O � � U i � U Q J O O� ZOLo Q Z 00 Uzi LO N J � nW U ZW Q J Z a W CMD� a N ZWJO0< 0Wranmc) VZ U) LU rn O Q w � 120 V W �Q rna V (� W V _ I z W O um a REVISIONS NO. I REVISION DATE OWNER: PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 QROFESS/O� D. Y C 76698 y A Exp. 12.31.2018 JOB NO. 17063 DATE 1/6/2018 SHEET NO. C 2 SHEET NO. 2 OF 5 z 0 CONC. I I I I I I I I I I 1 1 1 0 IL Q U In Z I I I I U U I I I I AC AC CONSTRUCTION NOTES U LANDSCAPE WALL PER ARCHITECT'S PLAN O2 HARDSCAPE PER ARCHITECT'S PLAN. O3 DRIVEWAY PER ARCHITECT'S PLAN. ® NOT USED OS NOT USED © WALL OR FENCE PER ARCHITECT'S PLAN (RETAINING AS REQUIRED). O7 NOT USED ® ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN. O9 FURNISH & INSTALL 9" AREA DRAIN WITH ATRIUM GRATE PER DETAIL HEREON. 10 FURNISH & INSTALL 4" DIA NDS AREA DRAIN. 11 FURNISH AND INSTALL 4 -INCH SDR -35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILS REPORT. 12 CONSTRUCT 18 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON. 13 CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -184-L. 14 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" HEREON. **** 15 PROTECT EXISTING WATER METER. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1 -INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. IF APPLICABLE, ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT THE MAIN (CORPORATION STOP) AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. *** 16 FIELD VERIFY CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER. REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX AND COVER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -406-L. ABANDONMENT OF SEWER LATERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOX AND THE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE CAPPED WHERE WYE USED TO BE. 17 REMOVE EXISTING GAS METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 18 REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. 19 REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS AND SPECIFICATIONS *** 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. 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. LEGEND * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED CPC CALIFORNIA PLUMBING CODE INV INVERT PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD AD AREA DRAIN * SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE TOS TOP OF SLAB 3„ 1 FF FINISHED FLOOR ELEVATION FINISHED FLOOR FINISHED FLOOR 1 MADE OF NATURAL DURABLE OR PRESERVATIVE TREATED WOOD IN GFf GARAGE FINISHED FLOOR MIN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY RD ROOF DRAIN da 2%*** ° 8"* TPF TOP OF PRIVACY FENCE CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS 6" MIN. WIDE PEDESTRAIN SAFE FRAME & TG TOP OF GRATE MIN *«* \\>iA%\ \ %/ %/////// > \ \\i \\ \\%i\ s� TOC TOP OF COPING T.R.W. TOP OF RETAINING WALL GRATE 3/8" SLOT OPENING.EAST JORDAN **IRON WORKS OR EQUAL(800)874-4100 PA PLANTER AREA TF TOP OF FOOTING \ !\!\ \ \ ! \ \\ \ \\! / \ \\\\ \\\\ SEINIMUM CTIONN R401 3D CONTRACTE AWAY OOR SOHANLDNOTON SHALL BE Y CIVILSCAPER 2016 CRC DIMENSIONS DETERMINED BY TOW TOP OF STEM WALL TS TOP OF STEM WALL \ \ \ \ \ LS LANDSCAPE A�j�/jam/:�j / ACRC CALIFORNIA RESIDENTIAL CODE ENGINEERING IF THERE ARE ANY CONFLICTS. GRATE FRAME DIMENSIONS.USE FS FINISHED SURFACE FINISHED SURFACE FINISHED GRADE DS DOWNSPOUT FRAME AS A FORM FL FLOW LINE PA PLANTER AREA ° FG FINISHED GRADE - - - - PROPERTY LINE 10" #4 REBAR TOP & BOTTOM GB GRADE BREAK - - PROPOSED FLOWLINE ° HP HIGH POINT = = PROPOSED PERFORATED DRAIN PIPE 18" Mi ��v01 SL FINISHED SLAB ELEVATION PROPOSED SOLID DRAIN PIPE DH I DIAL TWO WORKING BEFORE ��IW" I DAYS BEFORE YOU DIG ,�I � I YOU DIG TOLL FREE i 1 CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT OR PAVERS 3" COVER MINIMUM III o� 4" DIA. PERFORATED PVC DRAIN PIPE W/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OF TRENCH WITH FILTER FABRIC; PROVIDE 4" MINIMUM OVERLAP AT TOP OF 12 TRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE ))11 9 9" X 9" ATRIUM GRATE 9" X 9" SQUARE GRATE NDS 991 -GREEN NDS 930B -BRASS USE IN PLANTERS USE IN HARDSCAPE AND TURF TG ELEV PER PLAN ATRIUM GRATE WHERE SEE NOTES ABOVE FOR REQUIRED g., GRATE MODEL 2%MIN / ,; T=< --d\ 2% MIN LOW PROFILE ADAPTER= NDS PART NO. 930 4" PVC RISER PIPE CRUSHED ROCK W/FILTER UNIVERSAL OUTLET NDS 1243 LTEE OR WYE PVC PIPE PER PLAN 9 9" AREA DRAIN DETAIL NO SCALE 24" - ELEVATION SECTION E -E LL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB PLAN VIEW DETAIL E 14 BOTTOMLESS TRENCH DRAIN NO SCALE )ig a 24" wide x 18" minimum depth trench dace filter cloth in the trench.Lap 12" @ top =orm bottom of the trench with crushed rock. =orm and pour perimeter concrete curb =ill the rest of the trench with crushed rock to 4" rom top of trench NOTES 1. OWNER MUST OBTAIN PERMISSION FROM EASEMENT OWNERS FOR CONSTRUCTION WITHIN EASEMENTS. 2. ALL IMPROVEMENTS OTHER THAN STANDARD GRAY CONCRETE TO BE PER THE APPROVED ENCROACHMENT PERMIT. 3. ALL PLANTING LANDSCAPE IN PUBLIC RIGHT-OF-WAY SHALL BE DRAUGHT TOLERANT LOW GROWING GROUND COVER WITH MAXIMUM GROWTH CHARACTERISTIC OF 36 INCHES 0 -7- 0 0 8 16 SCALE IN FEET 1 INCH =8 FEET ch r N W E UO O � � U i � U Q J O O� ZOLo Q Z 00 Uzi LO N J � nW U ZW Q J Z a W CMD� a N ZWJO0< 0Wranmc) VZ U) LU rn O Q w � 120 V W �Q rna V (� W V _ I z W O um a REVISIONS NO. I REVISION DATE OWNER: PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 QROFESS/O� D. Y C 76698 y A Exp. 12.31.2018 JOB NO. 17063 DATE 1/6/2018 SHEET NO. C 2 SHEET NO. 2 OF 5 PROPOSED FENCE WALL PER ARCH PLANS a PROPOSED i o HARDSCAPE EXISTING EXISTING FS PERa BUILDING PLAN - FL PER �D(ADJACENT FINISHED PLAN NEIGHBOR) GRADE SL 900 111 111 111 _LLL�El EXISTING GROUND TEMPORARY 1:1 SLOPE FROM EXISTING GRADE OVER -EXCAVATION LIMITS PER TO OVER -EX GEOTECHNICAL RECOMMENDATIONS AND TO BE VERIFIED IN FIELD BY SOILS ENGINEER SECTION A -A SCALE: 1'=4' EXISTING FINISHED GRADE SL=9.00 OVER -EXCAVATION LIMITS PERT GEOTECHNICAL RECOMMENDATIONS AND TO BE VERIFIED IN FIELD BY SOILS ENGINEER PUL I I I I EXIST. PUBLIC ALLEY I PROPOSED GFF=8.40 FS ELEV HARDSCAPE FS=8.36 PER PLAN SLOPE I =III III 1-11 F I �---- � FROM EXISTING GRADE TO OVER -EX OVER -EXCAVATION LIMITS PER TEMPORARY 1:1 SLOPE GEOTECHNICAL RECOMMENDATIONS AND TO BE VERIFIED IN FIELD BY SOILS ENGINEER SECTION C -C SCALE: 1'=4' DK DIAL BEFORE YOU DIG TWO WORKING DAYS BEFORE YOU DIG TOLL FREE -RVMgEVv CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT Q P/L PROPOSED LANDSCAPE WALL PER ARCH PLANS I I PROPOSED HARDSCAPE 8.39 SLOPE _ FS EXISIINIG_Z PROPOSED WATER GROUND QUALITY TRENCHDRAIN (SEE DETAIL 12, SHEET 2) SECTION B -B SCALE: 1'=4' 1"FALL x=xuu EXIST. PUBLIC SIDEWALK J ch T_ N W E U) O U H > W U Q J O c Z U Lo Q Z 00 Uzi N CCoQ� N J m W Q U J W w V W JOZ Q HWJmU Lu w < = (' m U Z�Z 'm Lu o Fm WV0 Z c/ O LL REVISIONS NO. I REVISION I DATE OWNER: PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 DROFESS /DSD V. Z C 76698 A ,%`XExp. 12.31.2018/*, JOB NO. 17063 I DATE 12/20/2017 I SHEET NO. C 3 SHEET NO. 3 OF 5 ?0 1 U z 0 v v z 0 U DH C DIAL BEFORE YOU DIG TWO WORKING DAYS BEFORE YOU DIG TOLL FREE -RVMgEVv CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT FAN LAIN AC NOTES: 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION -RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. El2 BAGS TYP. SECT. TYP. ELEV, OSAND BAG DETAIL NO SCALE TEMPORARY PVC PIPE EXTENSION FOR EROSION PURPOSES PVC PIPE DRAIN PER PRECISE GRADING PLAN FUTURE ROUND GRATE TG ELEV PER PLAN —NDS RISER © AREA DRAIN INLET PROJECTION Nn crnl F EROSION CONTROL CONSTRUCTION NOTES OA INSTALL SAND (OR GRAVEL) BAG BARRIER PER CASQA SE -8 AND SE -6 © INLET PROTECTION PER DETAIL HEREON ch T_ N W E UO O a (D0 W U Q J O D c Z () Lo — r Q z C9 Uzi LN OO Q Ict N J m 0 nW U J ZW a(0) J Z am W J�Q N 0wJmc) Fm < = C� O�ZU)m VH�� ° Z =� � Ov0 LLI z U)W � O LLW REVISIONS NO. I REVISION I DATE OWNER: PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 �ROFESS/O�\ D. Y 5 Z C 76698 A ,%�Exp. 12.31.2018/*, vw I JOB NO. 17063 DATE 12/20/2017 O z SHEET NO. e< 0 8 16 SCALE IN FEET 1 INCH =8 FEET C 4 SHEET NO. 4 OF 5 20 shall be vigorously induced during the pad grading operations. 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. 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 mitigated 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. 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'/2 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 P p 9 9 P 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. Additionally, for cohesion treatment of the site sand fills; soil -cement shall be used in the upper 2% feet. To achieve this, during grading — dry bags of Portland Cement shall be mixed in the scarified over -excavation bottoms and into each of the overlying fill lifts. On a total volume basis, we anticipate a 3 to 5 percent cement blend for the proposed building pad and over -excavation. Water via a 2 -inch hose shall be vigorously induced during the pad grading operations. 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'/z 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 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 compressible ressible soils all areas to receive fill and/or com other surface improvements should be scarified to a minimum depth of 12 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. 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 8 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis" section, above): Foundation Desion 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 for interior 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 of 1,750 and 2,250 psf (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. 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 Design (Optional) Due to anticipated high tide waters and cohesionless sands during construction, a mat slab foundation system is a recommended option. This method would eliminate or reduce the interior cross beam trenching. 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 Mat foundations: allowable bearing pressure: passive lateral resistance: mat slab thickness: steel reinforcement: coefficient of friction: Modulus of Subgrade Reaction: RECOMMENDATIONS 2,250 psf 250 psf per foot min. 12 inches with thickened edges (+ 6 inches) no. 5 bars @ 12" o.c. each way, top and bottom 0.30 ks = 90 lbs/in' Cement TVDe for Concrete in Contact with On -Site Earth Materials Concrete mix design should be based on sulfate testing with Section 1904.2 of the 2016 CBC. Preliminary laboratory testing indicates the site soils possess negligible sulfate exposure. 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 (SO4) in Cement Type Maximum water- Minimum fc' , Exposure sulfate (SO4) in soil water, ppm Soils Report cementitious material normal -weight Project No. RJ053.1 percent by weight Project No. RJ053.1 Project No. RJ053.1 ratio, by weight, normal and light weight September 20, 2017 13 September 20, 2017 pozzalan weight concrete concrete, psi Negligible 0.00 _< SO4 < 0.10 0 < SO4<150 ------ ----- ----- Moderate 0.10<SO4<0.20 150<SO4<1500 II,IP(MS), 0.50 4000 IS(MS),P(MS) I(PM)(MS), I(SM)(MS) Proposed 3 -Story Residential Duplex Proposed 3 -Story Residential Duplex Proposed 3 -Story Residential Duplex Proposed 3 -Story Residential Duplex 914 W. Balboa Blvd., Newport Beach, CA 914 W. Balboa Blvd., Newport Beach, CA 914 W. Balboa Blvd., Newport Beach, CA 914 W. Balboa Blvd., Newport Beach, CA Soils Report Soils Report Soils Report Soils Report Project No. RJ053.1 Project No. RJ053.1 Project No. RJ053.1 Project No. RJ053.1 September 20, 2017 11 September 20, 2017 12 September 20, 2017 13 September 20, 2017 DH C DIAL BEFORE YOU DIG TWO WORKING DAYS BEFORE YOU DIG TOLL FREE -R1MWRFV CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT Severe 0.20<SO4<2.00 1500<SO4< V 0.45 4500 10,000 Very Severe SO4> 2.00 SO4> 10,000 V plus 0.45 4500 pozzalan As a conservative approach, we recommend cement with a minimum strength Pc 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 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. CaDillary Break Below Interior Slabs In accordance with the 2016 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 -grade (Hardscape) Concrete slabs cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 Debar 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. Proposed 3 -Story Residential Duplex 914 W. Balboa Blvd., Newport Beach, CA Soils Report Project No. RJ053.1 September 20, 2017 15 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 adjacent to the structures. Recommended minimum gradient is 2 percent for unpaved areas and one percent for concrete/paved areas. Roof gutter discharge should be directed away from the building areas through solid PVC pipes to suitable discharge points. Area drains should be provided for planter areas and drainage shall be directed away from the top of slopes. PRE -CONSTRUCTION MEETING It is recommended that no clearing of the site or any grading operation be performed without the presence of a representative of this office. An on site pre -grading meeting should be arranged between the soils engineer and the grading contractor prior to any construction. GEOTECHNICAL OBSERVATION AND TESTING DURING CONSTRUCTION We recommend that a qualified geotechnical consultant be retained to provide geotechnical engineering services, including geotechnical observation/testing, during the construction phase of the project. This is to verify the compliance with the design, specifications and or recommendations, and to allow design changes in the event that subsurface conditions differ from those anticipated. Geotechnical observations/testing should be performed at the following stages: • During ANY grading operations, including excavation, removal, filling, compaction, and backfilling, etc. • After excavations for footings (or thickened edges) and/or grade beams verify the adequacy of underlying materials. After pre-soaking of new slab sub -grade earth materials and placement of capillary break, plastic membrane, prior to pouring concrete. During backfill of drainage and utility line trenches, to verify proper compaction. • When/if any unusual geotechnical conditions are encountered. • Prior to slab pours to ensure proper subgrade compaction and moisture barriers. Proposed 3 -Story Residential Duplex 914 W. Balboa Blvd., Newport Beach, CA Soils Report Project No. RJ053.1 September 20, 2017 16 Please schedule an inspection with the geotechnical consultant prior to the pouring of interior and exterior slabs. LIMITATIONS The geotechnical services described herein have been conducted in a manner consistent with the level of care and skill ordinarily exercised by members of the geotechnical engineering profession practicing contemporaneously under similar conditions in the subject locality. Under no circumstance is any warranty, expressed or implied, made in connection with the providing of services described herein. Data, interpretations, and recommendations presented herein are based solely on information available to this office at the time work was performed. EGA Consultants will not be responsible for other parties' interpretations or use of the information developed in this report. The interpolated subsurface conditions should be checked in the field during construction by a representative of EGA Consultants. We recommend that all foundation excavations and grading operations be observed by a representative of this firm to ensure that construction is performed in accordance with the specifications outlined in this report. We do not direct the contractor's operations, and we cannot be responsible for the safety of others. The contractor should notify the owner if he considers any of the recommended actions presented herein to be unsafe. Proposed 3 -Story Residential Duplex 914 W. Balboa Blvd., Newport Beach, CA Soils Report Project No. RJ053.1 September 20, 2017 17 14 ch r N W E U)O 0) � Co M > W U Q J � O Z:) c Z U LO C — r Q Z co Uzi D LO 00 Q NI_ N J d7 UJ U U � W WV FM L r W (.0 00Z Z—Q a JWJm0 a °Cam V z ; LLu Ib C� = p� M a WU� w Z O� �W p LimV REVISIONS NO. I REVISION DATE OWNER: PARTNERS DEV 120 38TH ST NEWPORT BEACH CA 92663 �ROFESS/O�\ Rod-o�c_ s z C 76698 A %Exp. 12.31.2018/*, X06 No. 17063 DATE 12/20/2017 SHEET NO. C 5 SHEET NO. 5 OF 5 W J J Q i PUBLIC WORKS NOTES "AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY." "A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY." "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 AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR." 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. ALL WORK RELATED TO WASTE WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. PLANNING NOTES NEW POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. CHIMNEY (AND CHIMNEY CAPS ETC.) HEIGHTS PERMITTED ONLY AS REQUIRED BY 2013 CBC OR MANUFACTURER SPECIFICATIONS PLUS ADDITIONAL 12" MAXIMUM FOR CAP / SPARK ARRESTOR. EDISON COMPANY NOTES EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 2. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS EXCEEDING 50% OF THE EXISTING SQUARE FOOTAGE. 3. THE FIELD INSPECTOR TO REVIEW AND APPROVE THE UNDERGROUND SERVICE REQUIREMENT PRIOR TO THE CONCRETE PLACEMENT 4. EDISON COMPANY REQUIRES 3-0" CLEARANCE FROM THE FACE OF THE ELECTRICAL PANEL TO ANY SURFACE OR OBSTRUCTION. 91WA3 I L101»_1Z14=lei �IiLII] SYMBOL: BOTANICAL NAME: COMMON NAME: SIZE: DESCRIPTION: CRA-MUL CRASSULA MULTICAVA FAIRY CRASSULA ONE GAL. COMPACT LOW -GROWING SHADE LOVING SUCCULENT w/ GLOSSY ROUND LEAVES IN OPPOSITE PAIRS, PETITE STAR SHAPED FLOWER KAL-PUM KALANCHOE PUMILA PURPLE & POWDER ONE GAL. LOW GROWING SUCCULENT w/ PURPLE LEAVES THAT ARE COATED w/ A WHITISH POWDER. STAR -LIKE CARMEN PINK FLOWERS SAL -LEU SALVIA LEUCANTHA MEXICAN SAGE ONE GAL. MOUNDING 3 FT. SHRUB LONG SLENDER VELVETY PURPLE SPIKES w/ SMALL WHITE FLOWERS. SITE PLAN Scale: 1/4"=V-0" Z W Q � J Z H - w w o U) W co U 75 ( Fu oW LLO rZ v N 0) Nd7 LL w U) m Q W W NO .� L U m J tf U o io a) W _ U •, o U) N U pp W wU a a)00 to Q m qq- Q CI) ce Q ti W o N Q O , O SITE PLAN Scale: 1/4"=V-0" Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet s P , 1 22 Z W Q � J Z H - w w W U) W co Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet s P , 1 22 H Z a W Z 75 w oW LLO > z 0 J U) m Q Q W � a U w W a U W o U) w pap pp 0 Of a to Lu Z rn a UZ Q Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet s P , 1 22 00 L C i 10'-0" 4'-0" 1'-3 17'-3" 16'-0" CLEAR — — — — — — — — — — —— I I I I I I I I I I I I � W J o I CARPORT � � I 8'-0" CLG. DO I I I I I I I I I I 19'-7" GARAGE 8'-0" CLG. 19'-0" CLEAR N co T-91/2' sm UP 100'-0" 89'-6" 11'-9" BEDRM. #1 8'-0" CLG. UNIT "A" BA. #2 8'-0" CLG. 18'-5" 6'-8" 1'-8" 5'-0" 5'-9" N 2'-0p 2'_7" 4'-11/4 ------------ -I� BA. #1 GREAT ROOM 8'-0" CLG. 8'-0" CLG. UNIT "A" 13'-21/2 N N 11'-6" 4'-11/4" 9'-6" 5'-9" 3'-9" 6'-6" V-6" 5'-0" 2'-0" _ PATIO (70 8'-0" CLG 6) KITCHEN 8'-0" CLG. UNIT "A" 00 I i I 80'-0" N.T.S. FIRST FLOOR PLAN Sca=1/= 0 Q Z Lu o J O H O U J U) LM_ (6 (6 O LL rZ v N 0) LL C/) U) d7 Q U Lu NO C)^` W .m L m J U = U W _ U Cu o _ N U pp W w (A a> m to Q -0 C m qq- M Q _ CI) ce) Q ti W o N Z 0 Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A1.0 2s Q Z Lu a J O H O Lu J U) LM_ NZ L.L O LL a- O ; 0 LL Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A1.0 2s Z a W NZ L.L O LL a- O ; 0 z J U) m Q U Q W � a Lu W ¢ m U W o U) w pap pp O-- a to LLu Z rn d U Q Z r Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A1.0 2s LU J i v rn rn r` 0 9 ,n c .3 L N Q Q U 0 19'-7" T-91/2" 18'-5" 5'-9" 13'-2,/Z 11'-6" 19.583 x 18.833 = 368.806 22.208 x 12.75 = 283.152 18.417x2.292=42.211 7.25 x 3.792 = 27.492 5.75 x 15.833 = 91.039 13.208 x 18.833 = 248.746 11.5x10=115.000 1176.446 FIRST FLOOR PLAN Sca=1/= 11'-2" T-3" Z Z 18.417x2.292=42.211 7.25 x 3.792 = 27.492 o WZ L.L U W J O J J (6 (6 U J rz v LL N 0) z (0 19.583 x 18.833 = 368.806 v U) rn M Q Q W NO ^` W .m L U m J U i i v rn rn r` 0 9 0) c .3 L N Q Q U 0 SECOND FLOOR PLAN SCALE: 1/4"=1'-0" Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A2.0 215 Z Q J z o LU O J O U J LU LU LL (6 (6 oa- " rz v N 0) U c/) W d7 U) LU NO C)^` W .m L U m J tf =3 U 4 = U W _ U cu Q _ N U pp W w (A a> m to � Q -0 c m qq- M Q _ CI) C4 ce) 0 Q ti W o N Q 0 , Z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A2.0 215 Z Q J z a LU O J O Z J LU LU LL U) Q oa- " z O U W m U) Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A2.0 215 z a W Z oa- " O >O zJ U m Q Q W � a U w W 00 a °° U W Q U) w pap pp a to � LU Z rn d U Q Z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A2.0 215 i :.m 41'-1 12'-21/2" 5'-31/2° 19'-5" &-0" z� 11'-10" 8'-0" 8x8=64 Z Q0 1Fx 2 Z"[8 70 U LU (6 166 Sq. Ft. / 2 = 83 Sq. Ft. 207 Sq. Ft. Provided D 41.083 x 18.833 = 773.716 0 ° rn in LL N 19.417 x 18.833 = 365.680 --J C (91 zU w U) d7 Q Q 12.208 x 15.042 = 183.632El 0 LID c,LID---,r---, x rn .m L U n J O 8x10=80 i IN i IrTowsw UNFINISHED ATTIC SPACE NOTE: SHALL NOT CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS OR LIGHTING FIXTURES OTHER THAN WHAT IS REQUIRED BY THE 2016 CBC, CRC, CEC CODES. UNFINISHED MEANS THERE SHALL BE NO WALL INSULATION, DRYWALL OR SIMILAR INTERIOR WALL FINISHING MATERIALS. UNIT "B" - LIVING: 910 sq. feet UNIT "B" - DECK: 400 sq. feet THIRD FLOOR PLAN SCALE: 1/4"=1'-0" Z L—ll II u J Z Lu I I J I I I I I I II 0 U J UNFINISHED ATTIC SPACE NOTE: SHALL NOT CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS OR LIGHTING FIXTURES OTHER THAN WHAT IS REQUIRED BY THE 2016 CBC, CRC, CEC CODES. UNFINISHED MEANS THERE SHALL BE NO WALL INSULATION, DRYWALL OR SIMILAR INTERIOR WALL FINISHING MATERIALS. UNIT "B" - LIVING: 910 sq. feet UNIT "B" - DECK: 400 sq. feet THIRD FLOOR PLAN SCALE: 1/4"=1'-0" Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.0 27 Z J Z Lu o J 0 0 U J z LL (6 (6 O � rz v N 0) z c/) U) m Q Q W NO ^` W .m L U m J =3 U = U W _ U cu o _ N U pp W w (A a> m -- to Q -0 c m qq- M Q _ CI) C4 ce) 0 Q ti W o N Q 0 , Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.0 27 Z J z Lu a J 0 0 Lu J z LL O � a- O 2 0 z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.0 27 z a W Z O � a- O ; 0 z J U) m Q Q W � a U w W a °° U W o U) w pap pp a -- to L Z rn d UZ Q Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.0 27 1 i U 0 00 58'-41/211 2'_81/2" 131_41/2" 19'-61/2" 18'-3" 4'-6" 1 111-01, 1 2.708 x 6.917 = 18.732 2'-81/2" 13'_41/2" 19'-61/2 58'_41/2" 18'-3" m 12'-71/2' 12.625 x 2.5 = 31.562 I I T I I Z I J � -JI CW G� (6 (6 11x 3. - -38.5) ° rz v O T 0) z c/) U J d7 Q U V NO C)^` M .m L V J tf =3 U - = U W _ U cu 0 _ N U m W w (A a> m 'C^^ vJ Q -0 c m qq- M o _ CI) C4 ce) 0 Q ti El W o N Z w W Q 13.375 x 18.833 = 251.891 N 3.5x2.875=(-10.062) 3'-6" - 00 0 0 ICT 00 ° 18.25 x 18.833 = 343.702 I M v 19.542 x 14.333 = 280.095 LOX ® v o r 2.708 x 6.917 = 18.732 2'-81/2" 13'_41/2" 19'-61/2 58'_41/2" 18'-3" m 12'-71/2' 12.625 x 2.5 = 31.562 2.708 x 6.917 = 18.732 13.375 x 18.833 = 251.891 19.542 x 14.333 = 280.095 18.25 x 18.833 = 343.702 4.5 x 14.333 = 64.498 SUB -TOTAL = 958.918 11 x 3.5 = ( -38.500 ) 3.5 x 2.875 = ( -10.062 ) SUB -TOTAL = (-48.562 ) 910.356 I I I I I THIRD FLOOR PLAN SCALE 1/4"=1'-0" MJ W O m m I I I I Z I J � -JI CW G� 2.708 x 6.917 = 18.732 13.375 x 18.833 = 251.891 19.542 x 14.333 = 280.095 18.25 x 18.833 = 343.702 4.5 x 14.333 = 64.498 SUB -TOTAL = 958.918 11 x 3.5 = ( -38.500 ) 3.5 x 2.875 = ( -10.062 ) SUB -TOTAL = (-48.562 ) 910.356 I I I I I THIRD FLOOR PLAN SCALE 1/4"=1'-0" MJ W O m m Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.1 22 VJ Z Z o J O U CW G� (6 (6 Lu J rz v O N 0) z c/) U J d7 Q U Lu NO C)^` W .m L m J tf =3 U - = U W _ U cu 0 _ N U m W w (A a> m 'C^^ vJ Q -0 c m qq- M Q _ CI) C4 ce) 0 Q ti W o N Z w W Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.1 22 VJ Z Z Q J O Z CW G� Lu J a- O O J D 0 z J U J Lu 2 Q U Q W � Q U W Q m U E F-: W 0 U) LL m of d 'C^^ vJ Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.1 22 z Q Z CW G� O � a- O ; 0 z J U) m Q U Q W � Q w W Q m U w m W 0 U) m of d to L Z cr) 0- U w W Q Z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A3.1 22 C G i v rn rn r` 0 9 0) c .3 L N Q Q U 0 i nn, -9 1/,, ROOF PLAN Scale: 1/4"=1'-0" Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A5.0 ::�9 z JJ LU Z LL LU 2 o U) 0 LL U CW G (6 (6 O LL rz v N 0) zJ C/) U m Q LU C)^` NO W .m L U m J tf =3 U 4 = U W _ U Cu Q _ N U pp W w (A a> m to � Q -0 C m qq- M Q _ CI) C4 ce) 0 Q ti W o N Q 0 , Z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A5.0 ::�9 z JJ LU LU LL LU 2 O U) 0 LL Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A5.0 ::�9 z a Z CW G O LL a- O ; 0 zJ U m Q Q W � a U w W a °° U W Q U) w pap pp a to � LU z rn d U Q Z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A5.0 ::�9 i 2'-0" 2'-0" MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS JMAXPBLDG.. HGT. FOR SLOPED ROOFS 38.00' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE.SOED ROOFS 38.00' TOP PLAT MAX. BLDG. I FLAT ROOFS / RAII TOP ABV. FIN. ro ih TOP of SHT' TOP PL/ H 0 o� N O d N TOP of SHT' 1'-1" a TOP PLAT BOTT. i TOP of C REAR ELEVATION Scale: 1/4"=1'-0" FE 35.417' IG. HGT. FOR SFS / RAIL'G. 33.00' iT'G. 27.333' FE 26.25' F. iT'G. 18.166' FE 17.083' SOFFIT ':�s 00 1'-1" O ap = O d' N 1'-1" C 00 2,-0., 2,-0., MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS MAX. BLDG. HGT. FOR SLOPED ROOFS 38.00' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. SLOPED ROOFS 38.00' TOP PLATE 35.417' GLP TOP PLATE 35.417' I _ I MAX. BLDG. HGT. FOR - IMAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 33.00' - FLAT ROOFS/ RAIL'G. 33.00' TOP of RAIL'G - TOP of RAI UG = ABV. FIN. SURFACE ABV. FIN. SURFACE M TOP of SHT'G. 28.333' TOP of SHT'G. 28.333' M TOP PLATE 27.25' TOP PLATE 27.25' HDR. HGT. WDW. HDR. HGT. SIDE PROPERTY LINE OPEN o TOP of RAIL'G - TOP of RAIL'G N b ABV. FIN. SURFACE ABV. FIN. SURFACE o o v v N I I � N M I I M TOP of SHT'G. 18.166' TOP of SHT'G. 18.166' TOP PLATE 17.083' TOP PLATE 17.083' WDW. HDR. HGT. 00 o SIDE PROPERTY I 00 LINE OPEN TOP of SLAB 9.00' TOP of SLAB 9.00' 1 rj FRONT ELEVATION Scale: 1/4"=1'-0" Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A6.0 so vJ Z O Z F— o \Q W J ''' ' I..I.J U J W Lu CM4 Cu U) rZ v N 0) Nd7 LL w U) m X LU .m Q NO W ^` L O U m J U = N _ U w 0 '^ vJ N U m Lu LZ (n N t'n = Q -0 m qq- M Q _ CI) ce) Q ti W _O N Z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A6.0 so vJ Z O z F— Q \Q W J ''' ' I..I.J � J W Lu W � U) O ; 0 Lu J U) m X Q Lu Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A6.0 so z Q Lu Z G � O LL a- O ; 0 U) J U) m Q Q LU Q U w wQ m U W m w 0 '^ vJ m t'n = Luof Z CF) d U G/� Z a_ Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A6.0 so 0 Cy) N i 7 V rmW MAX. BLDG. HGT. FOR TOP PLATE 35.417' MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 33.00' ABV. FIN. SURFACE TOP of SHT'G. 28.333' HDR. HGT. TOP of RAIL "I ' TOP PLATE 17.083' 1 HDR. HGT. FRONT PROPERTY LINE TOP of SLAB 9.00' HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. RIGHT SIDE ELEVATION Scale: 1/4" = 1'-0" 2'-0" MAX. BLDG. HGT. FOR SLOPED ROOFS 38.00' 2'-0" 4'-1" MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR RI C1PFn R(l(l FR 3R M'�.qi (1PFn RCNIFC 3R nn' LEFT SIDE ELEVATION Scale: 1/4"=1'-0" rm. vJ Z O Z F— o W Lu J ''' ' I..I.J U J W W c6 ca U) rZ v N 0) W C/) C) d7 X Lu W ^` W .' L U m J U - U _ U Cu Q U) N U pp W w (n N 2 -- to Q -0 C m M Q _ CI) C4 ce 0 Q ti W o N Z rm. Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A6.1 vJ Z O Z F— a W Lu J ''' ' I..I.J � J W W W w U) O 0 W J U m X Q W Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A6.1 Z a W Z 75 w O; O 0 U) J U m Q Q W � a U w W a °° U W Q U) w pap pp a -- to L Z rn d UZ Q a_ Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet A6.1 00 MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS MAX. BLDG. HGT. FOR SLOPED ROOFS 38.00'SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. SLOPED ROOFS 38.00' TOP PLATE 35.417' TOP PLATE 35.417' MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 33.00'1 I FLAT ROOFS / RAIL'G. 33.00' TOP of RAIL'G BEDROOM #3 ABV. FIN. SURFACE 8'-0" CLG. UNIT" B" ROOF DECK 19 BFE UNIT B" °' TOP of SHT'G. 28.333' TOP of SHT'G. 27.333' _ _ TOP PLATE 27.25' TOP PLATE 26.25' I 1 I HDR. HGT. I �R H T F H IF 0 vJ z O Z m o W N U) U G� Z (6 (6 O U) rz v N E Nd7 LL Co U) m o Q W NO W .0 U 00 m J � =3 W 4-- = m 3f U W N _ U 0 N i 00 00 �o IN TOP of SHT'G. 18.166', TOP PLATE 17.083' BOTT. of SOFFIT I 5� TOP of CURB 9.00'1 MAX. BLDG. HGT. FOR SLOPED ROOFS 38.00' TOP of SHT'G. 35.417' I u I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 33.00' TOP of SHT'G. 27.333' TOP PLATE 26.25't--- TOP 6.25'1 I TOP of SHT'G. 18.166'1 TOP PLATE 17.083' I BOTT. of SOFFIT I I TOP of CURB 9.00' UNFINISHED ATTIC SPACE NOTE: SHALL NOT CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS OR LIGHTING FIXTURES OTHER THAN WHAT IS REQUIRED BY THE 2016 CBC, CRC, CEC CODES. UNFINISHED MEANS THERE SHALL BE NO WALL INSULATION, DRYWALL OR SIMILAR INTERIOR WALL FINISHING MATERIALS HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. — — — — — — — — — — — — — — — - SECTION "B" Scale: 1/4"=1'-0" SECTION "At' Scale: 1/4"=1'-0" TOP of RAIL'G `li ABV. FIN. SURFACE 1 TOP of SHT'G. 18.166' TOP PLATE 17.083' 00 I TOP of SLAB 9.00' MAX. BLDG. HGT. FOR SLOPED ROOFS 38.00' TOP PLATE 35.417' I MAX. BLDG. HGT. FOR J FLAT ROOFS / RAIL'G. 33.00' TOP PLATE 27.25' 1'-1" TOP of SHT'G. 18.166' TOP PLATE 17.083' WDW. HDR. HGT. 0 vJ z O Z Lu o W U) U G� Z (6 (6 O U) rz v N E Nd7 LL C/) U) m Q Q W NO W .0 U 00 m J � =3 W 4-- = m 3f U W _ U a � o _ N U pp W LZ (n N (1) Q m C6 < U5 ce Q ti W _O N z 0 Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet ATO 32 vJ z O z Lu U W U) Lu w G� Z O U) a- O ; J 0 m Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet ATO 32 z a Lu Z G� O U) a- O ; J 0 U) U) m Q Q W � a U w0 W a m 3f U W o U) w pap pp O-- a (1) L 7 Z CF) 0- U Q Z Plot Date 3/13/2018 7:00 PM RAJ Project # 2017-19 REVISIONS Sheet ATO 32