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HomeMy WebLinkAbout04_ Thon Residence Coastal Development Permit_PA2018-036CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Thon Residence (PA2018-036) Coastal Development Permit No. CD2018-015 SITE LOCATION: 109 26th Street APPLICANT: John T. Morgan Jr., Architect OWNER: Carl Thon PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov LAND USE AND ZONING April 26, 2018 Agenda Item No. 4 • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -D (Single -Unit Residential Detached - 20.0 — 29.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new three-story, 1,903 -square -foot, single-family residence with an attached 373 -square -foot, two -car garage. The project will include hardscape, landscape, and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 4). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-015 (Attachment No. ZA 1). 1 Thon Residence Zoning Administrator, April 26, 2018 Page 2 Land Use and Development Standards The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with one- and two-story, single- family residences. Newer residences may have a rooftop deck and a partial third story. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Hazards The project site is an inland lot, located approximately 400 feet from the mean high tide line. The site is separated from the public beach and water by a row of existing residential development and the Ocean Front rights-of-way. • The finished first floor elevation of the proposed residence is 11.25 feet based on the North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum required 9.00- foot (NAVD88) elevation standard. 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 M Table 1 — Development Standards Development Standard Standard Pro osed Setbacks min.) Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Floor Area 2,282 square feet 2,276 square feet Open Volume Area 171 square feet 190 square feet Allowable Third Floor Area 228 square feet 226 Parking 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards The project site is an inland lot, located approximately 400 feet from the mean high tide line. The site is separated from the public beach and water by a row of existing residential development and the Ocean Front rights-of-way. • The finished first floor elevation of the proposed residence is 11.25 feet based on the North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum required 9.00- foot (NAVD88) elevation standard. 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 M Thon Residence Zoning Administrator, April 26, 2018 Page 3 to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City's storm drain system. • The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property Public Access The project site is located on the Balboa Peninsula, between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on an inland lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The inland residential lot does not currently provide nor does it inhibit public coastal access. Lateral coastal access is provided nearby along the Ocean Front walkway and adjacent public beach located approximately 120 feet from the project site. Vertical access points are provided at street -ends throughout the neighborhood, including 26th Street. 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 site 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 new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the 3 Thon Residence Zoning Administrator, April 26, 2018 Page 4 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. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new three-story, 1,903 square -foot, single-family residence with an attached 373 square -foot, two -car garage in the R-1 Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the NBMC. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ne Schuller Contract Planner RU/Is 0 Attachments Thon Residence Zoning Administrator, April 26, 2018 Page 5 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Plans 5 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-015 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 109 26TH STREET (PA2018-036) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by John T. Morgan Jr., Architect ("Applicant'), on behalf of Carl Thon ("Owner"), with respect to property located at 109 26th Street, requesting approval of a coastal development permit ("CDP"). 2. The property is legally described as Lot 31, Block 26 of Tract 512, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to demolish an existing single-family residence and construct a new three-story, 1,903 -square -foot, single-family residence with an attached 373 - square -foot, two -car garage. The project will include hardscape, landscape, and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -D (Single -Unit Residential Detached, 20.0 — 29.9 DU/AC) and the property is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on April 26, 2018, in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 7 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 7 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 1,903 -square -foot single-family residence with an attached 373 -square -foot, two - car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (NBMC) Section 21.52.015 (Coastal Development Permits, Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. A. The total proposed floor area, including the residence and enclosed parking, is 2,276 square feet, which complies with the maximum allowable floor area limit of 2,282 square feet. B. The proposed development will provide the minimum required setbacks, which are five (5) feet along the front property line, five (5) feet along the rear property line, and three (3) feet along each side property line. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 11.25 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the maximum height limitation. D. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with one- and two-story, single-family residences. Newer residences may have a rooftop deck and a partial third story. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and anticipated future development. 3. The project site is an inland lot, located approximately 400 feet from the mean high tide line. The site is separated from the public beach and water by a row of existing residential Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 development and the Ocean Front rights-of-way. The finished first floor elevation of the proposed residence is 11.25 feet (NAVD88), which exceeds the minimum required 9.00 - foot (NAVD88) elevation standard. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 6. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 11 is included to require drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on an inland lot with a new single-family residence. Therefore, the project does not involve a change in land 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The inland residential lot does not currently provide nor does it inhibit public coastal access. Lateral coastal access is provided nearby along the Ocean Front walkway and adjacent public beach located approximately 120 feet from the project site. Vertical access points are provided at street -ends throughout the neighborhood, including 26th Street. 3. 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 site 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 new single-family home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-015, subject to the conditions set forth in Exhibit 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 Local Coastal Program and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF APRIL, 2018. Patrick J. Alford, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2018-### Pace 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. 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. CD2018-015 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 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. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 9. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 10. Prior to issuance of a building permit, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 11 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 7 11. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species, and water efficient irrigation design. The plans shall be approved by the Planning Division. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 13. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 15. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 16. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 18. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 19. 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 Thon Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-015 (PA2018-036). This indemnification shall 12 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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, attomeys' 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. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Coastal Development Permit No. CD2018-015 PA2018-036 109 2611 Street 15 Attachment No. ZA 3 Project Description and Justification 10 PA2018-036 John T. Morgan Jr. ARCHITECT 18682 Beachmont Avenue, North Tustin,Ca 92705 ph(714)730-2723 fax(714)730-2724 January 23, 2018 City of Newport Beach Community Development Department Planning Department 100 Civic Center Drive, Newport Beach, CA 92658-8915 Re: The Thon Residence 109 26`h Street Newport Beach, CA 92663 Dear Planning Department, My client, Mr. Carl Thou owns the property listed above and wishes to demolish the existing 1 story single family residence of +1,055 square feet to reconstruct a new 3 story single family home with an attached 2 car garage. Due to the project size and location and the fact that this project will exceed 1.5 times the buildable, a coastal development permit is required. Project Descrintion The existing project site is a legal conforming single family residence that is 1 story in height. Plans call for the demolition of the existing structure to reconstruct a new 3 story single family dwelling of 1,903 s.f. with an attached 2 car garage of 372 s.f. All new site hardscape and landscaping will be replaced. Existing Non -Conformities By reviewing the topographic survey, you can see that there is an existing front yard encroachment of about 10" into the 5 foot required setback, a right side encroachment of about 23" into the 36" required setback and a left side encroachment of about 18" into the 3 foot required setback. There is no existing rear yard encroachment. All existing encroachments will be removed once the existing home is demolished. No new encroachments are proposed for the new structure. Zoning Requirements Zoning is ...................... R-1 The buildable area is ........................ + 1,140.95 s.f. Two times the buildable area is ............ + 2,281.90 s.f. Lot area is ..................................... + 1,751.25 s.f. Lot Width is ................................. 25.00 feet 17 PA2018-036 Open volume requirement is 15% of 1,140.95 s.f. or 171.14 s.f. Open area as designed is 190.00 s.f at the rear of garage. Max. 3rd floor footage allowed is 20% of 1,140.95 or 228.19 s.f. Max. 3`d floor footage as designed is 22630 s.f. Setbacks Front "26'h Street" .................. 5'-0" Rear "Alley" .......................... 5'-0" West Sides ........................... 3'-0„ East Side ............................. 3'-0„ Number of existing bedrooms is .......................................... 3 Number of new bedrooms upon project completion is ................. 4 Landscaped area................................................................. 4 s.f. CMUwalls area................................................................. 75 s.f. Hardscapedarea................................................................ 706 s.f. New Building height will be a maximum of 28'-8" above the established grade elevation to top of new roof sheathing allowing 4" for the placement of finished roof material. Square Footage Calculations The new square footages are as follows.... I" Floor..................................................................... 592.34 s.f. 2„d Floor.................................................................... 1,084.15 s.f. 3`d Floor 226.30 s.f. Total Livable Footage is .................................................. 1,902.79 s.f. 2 Car Garage 372.74 s.f. Total Structural House and Garage ...................................... 2,275.53 s.f. 2ndFloor Decks........................................................... :................... 0.00 s.f. 3rd Floor Decks 284.74 s.f. TotalDecks........................................................................................ 284.74 s.f. Landscaping on Site There is very a limited amount of new planter area planned for this project. The square footage of new planting area is 4 s.f. A drought tolerant plant species of Arctostaphylos Sonoma" Manzanita species will be planted in all planters. No irrigation plans area required as the periodic rainfall and any general hose use will provide adequate water for these plants. Parking Conditions The existing 1 car garage will be demolished and a new 2 car garage will be constructed providing the required 2 on site parking spaces. Although not required, we have designed into the project space for 2 more exterior 15 foot deep compact sized parking spaces at the rear of the garage. 12 PA2018-036 Grading Requirements A precise drainage plan has been prepared by the project architect. Please refer to the precise drainage plans sheet "DP" and "DP2" for additional information. Established Grade The established grade elevation has been determined to be 10.96. Please see the topographic survey sheet T-1 for the established grade calculations. The maximum height limit of the new roof structure permitted by the zoning code is 29 feet above the 10.96 established grade elevation. The new maximum roof height to top of ridge roof sheathing will be a maximum of 28'-8" above the established grade elevation, leaving us 4" for roof material to be installed. Please see elevations on sheet A-3. Water Quality Supporting Studies We understand that the following special plans and information are required for this project review and ultimate approval. The following plan has been provided by the project architect as follows... a. Erosion Control Plan —prepared by project architect, see sheet "DP". The following reports are not applicable to this type of project as follows... a. Archaeological/Paleontological Research Plan - non applicable to this project. b. Conversion or Demolition of Affordable Housing — non applicable c. Initial Historic Evaluation — non applicable d. Initial Resource Study — non applicable e. Lower Cost Visitor Accommodations Analysis — non applicable f Visual Impact Analysis — non applicable Grading Requirements A complicated grading plan is not required for this project. Simple over -ex and re - compaction of the native soils is all that is required. All over -ex and re -compaction is supervised by the soils geologist per his requirements. The "DP" and "DP2" sheets have all of the necessary information. We look forward to working with the city for this project coastal development permit approval. Please do not hesitate to contact my office if you have any questions about the project. Thank You, R T. Morg I 90CHITECT Thon.007 1J° Attachment No. ZA 4 Project Plans 20 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 www.newportbeachca.gov 1 (949) 644-3200 GENERAL GRADING SPECIFICATIONS GENERAL 1. All work shall conform to Chapter 15 of the Newport Beach Municipal Code (NBMC), the project soils report and special requirements of the permit. 2. Dust shall be controlled by watering and/or dust palliative. 3. Sanitary facilities shall be maintained on the site during the construction period. 4. Work hours are limited from 7:00 AM to 6:30 PM Monday through Friday; 8:00 AM to 6:00 PM Saturdays; and NO WORK ON SUNDAYS AND HOLIDAYS per section 10-28 of the NBMC. 5. Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NBMC. 6. The stamped set of approved plans shall be on the job site at all times. 7. Permittee and Contractor are responsible for locating and protecting utilities. 8. Approved shoring, drainage provisions and protective measures must be used to protect adjoining properties during the grading operation. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and approved by the Building Official. 10. Haut routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in a "Stop Work" order. 13. All plastic drainage pipes shall consist of PVC or ABS plastic schedule 40 or SDR 35 or ADS 3000 with glued joints.. 14. No paint, plaster, cement, soil, mortar or other residue shall be allowed to enter streets, curbs, gutters or storm drains. All material and waste shall be removed from the site. EROSION CONTROL 1. Temporary erosion control plans are required from October 15 to May 15. 2. Erosion control devices shall be available on-site between October 15 and May 15. FonnslGeneral Grading Specifications 04/19/13 1 3. Between October 15 and May 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day, whenever the daily rainfall probability exceeds 50 percent. 4. Temporary desilting basins, when required, shall be installed and maintained for the duration of the project. REQUIRED INSPECTIONS 1. A pre -grading meeting shall be scheduled 48 hours prior to start of radio with the following people P 9 9 9 P grading 9 P P present: owner, grading contractor, design civil engineer, soils engineer, geologist, City Building Inspector or their representatives. Required field inspections will be outlined at the meeting. 2. A pre -paving meeting shall be scheduled 48 hours prior to start of the sub -grade preparation for the paving P P 9 9 P 9 P P P 9 with the following people present: owner, paving contractors, design civil engineer, soils engineer, City Building Inspector or their representatives. Required field inspections will be outlined at the meeting. GRADING FILLS/CUTS 1. Graded slopes shall be no steeper than 2 horizontal to 1 vertical. 2. Fill slopes shall be compacted to no less than 90 percent relative compaction out to the finished surface. 3. All fills shall be compacted throughout to a minimum of 90 percent relative compaction as determined by ASTM test method 1557, and approved by the soils engineer. Compaction tests shall be performed approximately every two feet in vertical height and of sufficient quantity to attest to the overall compaction effort applied to the fill areas. 4. Areas to receive fill shall be cleared of all vegetation and debris, scarified and approved by the soils engineer prior to placing of the fill. 5. Fills shall be keyed or benched into competent material. 6. All existing fills shall be approved by the soils engineer or removed before any additional fills are added. 7. Any existing irrigation lines and cisterns shall be removed or crushed in place and backfilled and approved by the soils engineer. 8. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. 10. ALL trench backfills shall be compacted throughout to a minimum of 90 percent relative compaction, and approved by the soils engineer. The Building Division may require coring of concrete flat work placed over untested backfills to facilitate testing. 11. The stockpiling of excess material shall be approved by the Building Division. 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by an engineering geologist to determine if any stability problem exists. Should excavation disclose any geological hazards or potential geological hazards, the engineering geologist shall recommend and submit necessary treatment to the Building Division for approval. Forms\General Grading Specifications 04/19/13 2 PUBLIC WORKS NOTES 1. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE 517-E IS DAMAGED, NEW CONCRETE SIDEWALK, CURB and GUTTER, and ALLEY/STREET PAVEMENT and OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTP-UG710N COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 - INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL and/or GLEAN OUT and BOX with LID WILL BE REQUIRED. 100% of THE C05T SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL GODE514.24.020 and 14.08.030). SAID DETERMINATION and THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOGATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMP[ROVEMENTS SHALL COMPLY with CITY COUNCIL POLICY L-6 and L-18. 3. GLEAN OUTS ARE REQUIRED AT INTERVALS OF 100 FEET IN STRAIGHT RUNS, IN BRANCHES EXCEEDING 10 FEET and WHERE THE SUM OF THE ANGLES EXCEEDS 135 DEGREES IN A GIVEN RUN PER GPG 707 and 713. 4. THE SEWER CLEAN OUT LOCATED WITHIN THE PUBLIC RIGHT OF WAY SUBJECT TO TRAFFIC SHALL BE INSTALLED WITH A TRAFFIC GRADE BOX and COVER. 5. THE EXISTING WATER METER LOCATED WITHIN THE PUBLIC, RIGHT OF WAY AT THE DRIVEWAY SHALL BE VERIFIED TO HAVE A TRAFFIC GRADE BOX AND COVER. 6. THE DECORATIVE PAVERS WITHIN THE EXISTING UTILITY EASEMENT WILL REQUIRE AN ENCROACHMENT AGREEMENT WITH THE CITY. ABBREVIATIONS FF ....................... FINISHED FLOOR TC ..................... TOP of CURB AT STREET TOG ................. TOP of CURB IN GARAGE FS ..................... FINISHED SURFACE FOS ................. FACE of STUD AT WALL FL ..................... FLOW LINE LST .................. LIGENSE and TAG TW ................... TOP of WALL EXTG .............. EXISTING OF .................... GARAGE FLOOR AT DOOR SF ..................... SHEET FLOW ( XXX) ........... EXISTING ELEVATIONS -10 1 le EXISTING WATER METER L� 7Z� �1 � :�70 SO .00' �S J EXTG !!!NFXTG EXTG LL GONG. N off° N 36" 3'-O" WATCHING INDICATES w NEW 6" WIDE GMU BLOCK to WALL PER CITY STANDARD 1 GN Q� TYPICAL DOWNSPOUT DAYLIGHTS ON TO ExTG GONG. FIN. SURFAGE GONG. - 30" WIDE x 72" HIGH WOOD GATE, $500 ALLOWANCE LL 0 >> EXT0 \� GONG. S, FENCE NOTE FOR ANY PORTION OF A WALL OR FENCE THAT EXTENDS OVER COMMON PROPERTY LINES,TO INCLUDE FOOTINGS OR STRUCTURAL COMPONENTS, THE CONTRACTOR SHALL OBTAIN THE NEIGHBORS WRITTEN APPROVAL AND A SEPARATE PERMIT. EXISTING 2 STORY RESIDENCE ��wrs NORTH ARROW HATCHING INDIGATES NEW 6" WIDE CMJ BLOCK - WALL PER CITY STANDARD 1 GN 30" WIDE x 72" HIGH WOOD GATE, $50C ALLOWANCE EXISTING FACE of - CURB l9 EXT0 EXTG l ® BRICK REVISIONS CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS. 1200 W. COMMONWEALTH EXT$ /�! LL LEGAL OWNER FIRE GONG. DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS D.78 FS (g 3'-O" 36" o 3' 1" 7> T N `SJ � 0. W Z J d LL O � a EXTG BRICK 3'-0" I 3,-0" �a EXTG �j0 T BRIFK �TT ETBAC ON Nh� LL C11 L -- ry PLANTER LL N 2 GAR GARAGE LL LL N �I E 0 OY6 EXT$ GONG. HATCHING INDICATES NEW 6' WIDE Cr -1U BLOCK O W WALL PER CITY STANDARD ^ N 1 - - C, GN RECESSED X 30" WIDE x 72" HIGH ELECTRIC WOOD GATE, $500 METER 3'-O" ALLOWANCE EXT$ GONG. I( 0 U � � o I �N 8" GAS METER LOCATION O O W w W aOQ Z W d U- tP Q� 0) ^� EXISTING 1, 1 STORY EXTG l ® SOILS GEOLOGIST: COAST GEOTEGHNIGAL, INC. REVISIONS CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS. 1200 W. COMMONWEALTH EXT$ /�! SHEET INDEX LEGAL OWNER FIRE GONG. DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS (714) 870-1211 PH, (714) 870-1222 FAX (g 3'-O" 36" o SEGTIONS 8762 and 8773 OF THE CALIFORNIA LAND SURVEYOR'S ACT, A COPY OF CARL THON CITY. THE APPROVED REGORD OF SURVEY OR CORNER RECORD 15 REQUIRED TO BE EXT$ m SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO GALLING FOR FOUNDATION FOREST DRIVE. #403 GONG. EXT$ GONG. HATCHING INDICATES NEW 6' WIDE Cr -1U BLOCK O W WALL PER CITY STANDARD ^ N 1 - - C, GN RECESSED X 30" WIDE x 72" HIGH ELECTRIC WOOD GATE, $500 METER 3'-O" ALLOWANCE EXT$ GONG. I( 0 U � � o I �N 8" GAS METER LOCATION O O W w W aOQ Z W d U- tP Q� 0) ^� EXISTING 1, 1 STORY SOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORM THE FOLLOWING... 1. VERIFY THE ASSUMED BEARING CAPACITY OF 1,500 PSF PER THE SOILS REPORT. 2. INSPECT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE. 3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 30% RELATIVE COMPACTION. 4. IN5PEGT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE. 5. A FINAL REPORT OF COMPAGTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL. 6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST. 7. THE GENERAL CONTRACTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE -IN. 8. REFER TO THE "SR SHEET FOR SOILS REPORT RECOMMENDATIONS. 9. A GAL -OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER O THAN 5-0" and FOR SHORING OR UNDERPINNING. 10. CONTRACTOR SHALL NOTIFY THE ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK. 11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES. 10.63 FS RESIDENCE NEW THREE � STORY RESIDENCE O 11.25 1ST F.F. W Z J HATCHING INDIGATES NEW O' WIDE GMU BLOCK LL 0C WALL PER CITY STANDARD �/ GN d � 1� 3_3 (D 30" WIDE x 72" HIGH TYPICAL DOWNSPOUT F305 24 ` WOOD GATE, $500 DAYLIGHTS ON TO ALLOWANCE GONG. FIN. SURFACE 10 FS EXTG Tf EXTG WOOD WOOD �(7 EX -70 �C1 4ry� �o DN �� - - - Loo EXTG WOOD Jl� EXT'$ O Q BRIGK EXTG � ,� ui LL W 1O • cv N EXTG. A GONG. PROPERTY LINE 24.33' S _952113" E 1 1 DNB° �o EXISTING v�� 1\0 -WALK CONCRETE- ��� tX� SIDEWALK �' EXTG 1 EXISTING SEWER GLEAN OUT, GONG. ,r (J EXT Go VERIFY IT CONFORMS with CITY . STANDARD 406-L, SEE DETAIL Fu - 11 ON SHEET DP2 N G O Nc. � o ExTG GONG. GONSUL-TAN73 - - CIVIL ENGINEER: DALE FORBES of ESIFME STRUGTURAL ENGINEERS, ING. 1800 EAST 16TH STREET, UNIT B SANTA ANA, CA 32704 (714) 835-2800 PH, (714) 835-2819 FAX HVAG CONTRAGTOR SHALL SUBMIT SOUND ATTENUATION DESIGN FOR HVAG EQUIPMENT PER ARI STD. 275 SOUND LEVEL NOT TO EXCEED 50 dba (55 dba WITH TIMER: 65 dba WITH TIMER AND NEIGHBORS CONSENT) PER SECTION 10.26.045 OF THE NBMG. LOGATION OF MEASUREMENT TO BE 1C `EXISTING FADE ADJACENT PROPERTY PATIO OR OPENING. LOGATE of CURB EQUIPMENT IN THE EQUIPMENT WELL ON ROOF. PROVIDE SEISMIC ANCHORAGE OF THE UNIT AND THE REQUIRED PLATFORMS. EXTG GONG. EXTG THE PROJECT DATUM USED IS NAVD88 GONG. L 2 G T H S T R E E T L 1R. E DUE DTO FIELD USUR EY IN AGGURAGY ISSUES, EFFECTIVE DECEMBER 8, 2003 THE BUILDING DEPARTMENT WILL NO LONGER ACCEPT TEMPORARY CORNER MONUMENTS FOR NEW GONSTRUCTION. PERMANENT MONUMENTS WHICH COMPLY WITH SECTION 8772 OF THE CALIFORNIA LAND SURVEYOR'S ACT WILL BE REQUIRED PRIOR TO GRADING OF PROJECT SITE. DEFERRED SUBMITTALS 2. A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL MONUMENT THE PROPERTY SOILS GEOLOGIST: COAST GEOTEGHNIGAL, INC. REVISIONS CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS. 1200 W. COMMONWEALTH TO THE CITY AND APPROVED PRIOR TO PERFORMING THE WORK SHEET INDEX LEGAL OWNER FIRE NOTE DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS (714) 870-1211 PH, (714) 870-1222 FAX PROJECT ARCHITECT or ENGINEER of RECORD and CERTIFIED BEEN FILED WITH AND APPROVED BY THE COUNTY SURVEYOR AS REQUIRED BY PRIOR TO SUBMITTAL FOR PLAN CHECK or APPROVAL BY THE SEGTIONS 8762 and 8773 OF THE CALIFORNIA LAND SURVEYOR'S ACT, A COPY OF CARL THON CITY. THE APPROVED REGORD OF SURVEY OR CORNER RECORD 15 REQUIRED TO BE SURVEYOR - RDM LAND SURVEYING m SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO GALLING FOR FOUNDATION FOREST DRIVE. #403 _ 109 26TH STREET THIS PROJECT WILL BE FIRE INSPECTION O ICE (94-9) 858-2924 OFFICE 4. THE TOPOGRAPHIG SURVEY SHALL BE STAMPED AND SIGNED BY A STATE LICENSED (-94-9) 858-3438 FAX A-1 SITE PLAN and INFORMATION NEWPORT BEACH, GA -92663 SPRINKLERED PER NFPA 13D DP PRECISE DRAINAGE PLAN PH (949) 500-0123 DP2 SITE DETAILS LEGAL DESCRIPTION LOT 31 of BLOCK 26 of M.M. 3/26 A-2 15T, 2ND and 3RD FLOOR PLANS BUILDING CODE A-3 ELEVATIONS 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V -B, SPRINKLERED A-3.1 SECTION A OCCUPANCY GROUP ................................. R3, U A-4 ROOF PLAN DESIGN DATA - ZONE R1 SF SQUARE FOOTAGE CALCULATIONS SETBAGKS FRONT ................... 5'-O" AT 26TH STREET T-1 TOPOGRAPHIC SURVEY 5'-O" AT THE ALLEY SIDES ...................... 3'-O" EACH SIDE BUILDABLE AREA 15 ...................... 1,140.95 S.F. 2 TIMES BUILDABLE IS ................. 2,281.90 S.F. ty t�rV � O � LOT AREA IS ......................................... + 1,751.25 S.F. r O r OPEN VOLUME REQUIRED 15 .15% of 1,140.95 = 171.14 S.F. i�( v 1 PROVIDED OPEN SPACE IS 1-90 S.F. d F MAX 3RD FLOOR FOOTAGE IS 20% of 1,140.35 = 228.1-9 S.F. O ` U�EU� 6 x 13) � 1W O } ry 1>= N N SQUARE FOOTAGE CALCULATIONS CO CA 15T FLOOR.................................................................................................. 592.34 S.F. U s 2NDFLOOR................................................................................................ 1,084.15 S.F. n/ C - 3RD FLOOR 22$.30 S.F. 1JL Vx O TOTAL LIVABLE........................................................................................ 1,302.79 S.F. Z a GARAGE 372.74 S.F. SOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORM THE FOLLOWING... 1. VERIFY THE ASSUMED BEARING CAPACITY OF 1,500 PSF PER THE SOILS REPORT. 2. INSPECT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE. 3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 30% RELATIVE COMPACTION. 4. IN5PEGT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE. 5. A FINAL REPORT OF COMPAGTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL. 6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST. 7. THE GENERAL CONTRACTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE -IN. 8. REFER TO THE "SR SHEET FOR SOILS REPORT RECOMMENDATIONS. 9. A GAL -OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER O THAN 5-0" and FOR SHORING OR UNDERPINNING. 10. CONTRACTOR SHALL NOTIFY THE ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK. 11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES. 10.63 FS RESIDENCE NEW THREE � STORY RESIDENCE O 11.25 1ST F.F. W Z J HATCHING INDIGATES NEW O' WIDE GMU BLOCK LL 0C WALL PER CITY STANDARD �/ GN d � 1� 3_3 (D 30" WIDE x 72" HIGH TYPICAL DOWNSPOUT F305 24 ` WOOD GATE, $500 DAYLIGHTS ON TO ALLOWANCE GONG. FIN. SURFACE 10 FS EXTG Tf EXTG WOOD WOOD �(7 EX -70 �C1 4ry� �o DN �� - - - Loo EXTG WOOD Jl� EXT'$ O Q BRIGK EXTG � ,� ui LL W 1O • cv N EXTG. A GONG. PROPERTY LINE 24.33' S _952113" E 1 1 DNB° �o EXISTING v�� 1\0 -WALK CONCRETE- ��� tX� SIDEWALK �' EXTG 1 EXISTING SEWER GLEAN OUT, GONG. ,r (J EXT Go VERIFY IT CONFORMS with CITY . STANDARD 406-L, SEE DETAIL Fu - 11 ON SHEET DP2 N G O Nc. � o ExTG GONG. GONSUL-TAN73 - - CIVIL ENGINEER: DALE FORBES of ESIFME STRUGTURAL ENGINEERS, ING. 1800 EAST 16TH STREET, UNIT B SANTA ANA, CA 32704 (714) 835-2800 PH, (714) 835-2819 FAX HVAG CONTRAGTOR SHALL SUBMIT SOUND ATTENUATION DESIGN FOR HVAG EQUIPMENT PER ARI STD. 275 SOUND LEVEL NOT TO EXCEED 50 dba (55 dba WITH TIMER: 65 dba WITH TIMER AND NEIGHBORS CONSENT) PER SECTION 10.26.045 OF THE NBMG. LOGATION OF MEASUREMENT TO BE 1C `EXISTING FADE ADJACENT PROPERTY PATIO OR OPENING. LOGATE of CURB EQUIPMENT IN THE EQUIPMENT WELL ON ROOF. PROVIDE SEISMIC ANCHORAGE OF THE UNIT AND THE REQUIRED PLATFORMS. EXTG GONG. EXTG THE PROJECT DATUM USED IS NAVD88 GONG. L 2 G T H S T R E E T L 1R. E DUE DTO FIELD USUR EY IN AGGURAGY ISSUES, EFFECTIVE DECEMBER 8, 2003 THE BUILDING DEPARTMENT WILL NO LONGER ACCEPT TEMPORARY CORNER MONUMENTS FOR NEW GONSTRUCTION. PERMANENT MONUMENTS WHICH COMPLY WITH SECTION 8772 OF THE CALIFORNIA LAND SURVEYOR'S ACT WILL BE REQUIRED PRIOR TO GRADING OF PROJECT SITE. STRUGTURAL.................................................................................. ....... 2,275.53 S.F. MAXIMUM ALLOWED SQUARE FOOTAGE IS .................................. 2,280 S.F. 3RD FLOOR DECK...................................................................................... 284.74 S.F. SITE PLAN NOTES 1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE BUILDING PERMIT 15 ISSUED. 2. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA EDISON and SOUTHERN CALIFORNIA GAS COMPANY PRIOR TO INSTALLING THOSE METERS. 3. ALL 51TE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN SELECTED BY THE OWNER, PROVIDE KEY LOGKS AND DEADBOLT AT EACH GATE LOCATION. PROVIDE A5800 ALLOWANCE FOR EACH GATE. 4. THE DEMOLITION OF THE EXISTING RE5IDENGE REQUIRES A SEPARATE PERMIT FROM THE CITY. 5. CONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIC ENGINEER FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK. 6. ALL NEW UTILITY SERVICE GONNEGTOR5 SHALL BE MADE UNDERGROUND. 7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS CANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN SIDEYARD SETBAGKS CANNOT EXCEED 0-0" FROM EXISTING GRADE. 8. ALL BLOCK WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING PERMIT. DESIGN PROFESSIONAL IN CHARGE THE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOGUP'IEN75 PREPARED BY OTHERS, INCLUDING PHA -1:3151) AND DEFERRED SUBMITTAL ITEMS FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING, NBMG 15.02.010, GBG APPENDIX CHAPTER 1, 10(3.3.4- THE 06.3.4THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE 2016 CALIFORNIA BUILDING GODE • 2016 GBG 2016 GRG • 2016 GPG • 2016 GEG 2016 GMC; 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE ( EES ) CODES WITH LOCAL AMENDMENTS ; 2016 CALIFORNIA BUILDING STANDARDS CODE ( CAL -GREEN ) NOTES 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE THE APPLIGANTS OF THE LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS 2. PRIOR TO PERFORMING ANY WORK WITH IN THE CITY RIGHT-OF-WAY and ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. CITY SEWER LATERAL DETAILS REFER TO DETAIL 11 ON DP2 for CITY STANDARD SEWER LATERAL DETAIL 406-L PROJECT SITE 10-9 2roTH STREET 0 b tog Cheese Pizza p vj \� y Private st 110 Avila's EI Ranchito ,d' Udo Peninsua 131 Qr 9, d6� p n saw m Arc icae Junkie. sy 109 26th S eet F 6'�,� Ae � a 'L 01 6p The Crab Cooker 6 (,� The Old Q g r-Spaghett t 41By the Sea © 9 0,MSeaside Donuts BakeN©c ry tis Y w�rnM VI O I N ITY MAP DEFERRED SUBMITTALS 2. A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL MONUMENT THE PROPERTY SOILS GEOLOGIST: COAST GEOTEGHNIGAL, INC. THE FOLLOWING DEFERRED SUBMITTALS SHALL BE SUBMITTED CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS. 1200 W. COMMONWEALTH TO THE CITY AND APPROVED PRIOR TO PERFORMING THE WORK 3. BEFORE GERTIFIGATE OF OCCUPANCY CAN BE ISSUED BY THE CITY, THE BUILDING FULLERTON, CA 32833 INVOLVED. DEFERRED SUBMITTALS TO BE REVIEWED BY THE DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS (714) 870-1211 PH, (714) 870-1222 FAX PROJECT ARCHITECT or ENGINEER of RECORD and CERTIFIED BEEN FILED WITH AND APPROVED BY THE COUNTY SURVEYOR AS REQUIRED BY PRIOR TO SUBMITTAL FOR PLAN CHECK or APPROVAL BY THE SEGTIONS 8762 and 8773 OF THE CALIFORNIA LAND SURVEYOR'S ACT, A COPY OF � � CITY. THE APPROVED REGORD OF SURVEY OR CORNER RECORD 15 REQUIRED TO BE SURVEYOR - RDM LAND SURVEYING m SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO GALLING FOR FOUNDATION FOREST DRIVE. #403 _ LAGUNALAKE LACUHILLS, 1. HVAG CONDENSER LOCATION IN ROOF MEGH. WELL INSPECTION O ICE (94-9) 858-2924 OFFICE 4. THE TOPOGRAPHIG SURVEY SHALL BE STAMPED AND SIGNED BY A STATE LICENSED (-94-9) 858-3438 FAX 2. FIRE SPRINKLER SYSTEM PER NFPA 13D LAND SURVEYOR OR CIVIL ENGINEER, LICENSE NUMBER BELOW 33,966 ( ). EMAIL - RDMSURVEYING@GOX.NET STRUGTURAL.................................................................................. ....... 2,275.53 S.F. MAXIMUM ALLOWED SQUARE FOOTAGE IS .................................. 2,280 S.F. 3RD FLOOR DECK...................................................................................... 284.74 S.F. SITE PLAN NOTES 1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE BUILDING PERMIT 15 ISSUED. 2. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA EDISON and SOUTHERN CALIFORNIA GAS COMPANY PRIOR TO INSTALLING THOSE METERS. 3. ALL 51TE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN SELECTED BY THE OWNER, PROVIDE KEY LOGKS AND DEADBOLT AT EACH GATE LOCATION. PROVIDE A5800 ALLOWANCE FOR EACH GATE. 4. THE DEMOLITION OF THE EXISTING RE5IDENGE REQUIRES A SEPARATE PERMIT FROM THE CITY. 5. CONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIC ENGINEER FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK. 6. ALL NEW UTILITY SERVICE GONNEGTOR5 SHALL BE MADE UNDERGROUND. 7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS CANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN SIDEYARD SETBAGKS CANNOT EXCEED 0-0" FROM EXISTING GRADE. 8. ALL BLOCK WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING PERMIT. DESIGN PROFESSIONAL IN CHARGE THE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOGUP'IEN75 PREPARED BY OTHERS, INCLUDING PHA -1:3151) AND DEFERRED SUBMITTAL ITEMS FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING, NBMG 15.02.010, GBG APPENDIX CHAPTER 1, 10(3.3.4- THE 06.3.4THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE 2016 CALIFORNIA BUILDING GODE • 2016 GBG 2016 GRG • 2016 GPG • 2016 GEG 2016 GMC; 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE ( EES ) CODES WITH LOCAL AMENDMENTS ; 2016 CALIFORNIA BUILDING STANDARDS CODE ( CAL -GREEN ) NOTES 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE THE APPLIGANTS OF THE LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS 2. PRIOR TO PERFORMING ANY WORK WITH IN THE CITY RIGHT-OF-WAY and ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. CITY SEWER LATERAL DETAILS REFER TO DETAIL 11 ON DP2 for CITY STANDARD SEWER LATERAL DETAIL 406-L PROJECT SITE 10-9 2roTH STREET 0 b tog Cheese Pizza p vj \� y Private st 110 Avila's EI Ranchito ,d' Udo Peninsua 131 Qr 9, d6� p n saw m Arc icae Junkie. sy 109 26th S eet F 6'�,� Ae � a 'L 01 6p The Crab Cooker 6 (,� The Old Q g r-Spaghett t 41By the Sea © 9 0,MSeaside Donuts BakeN©c ry tis Y w�rnM VI O I N ITY MAP Z O O Z W DRAWN CHECKED DATE JOB NO. SHEET Amool ,<1 m W � U N Z � D �U W � � U � N m Z� � _ 3 Z Z O O Z W DRAWN CHECKED DATE JOB NO. SHEET Amool ,<1 3'-0" ALLEYA3.1 _ PROPERTY LINE 25.00' Q Iry O r— LW N , 5ETBAGK LINE \ OPEN VOL. SET3AC / I o /ice\ I J II� I N \ \ 17-5 WIDE X DEEP PARKING \ SPACE / 2 GAR GARAGE / X \ 61 48" MINIMUM VERTICAL \ GLEAR,�>K1GE BENEATH STAIRS TO SLAB \ r r 1--1-7 / imi i i i l ELEVATOR I \\ UP HALL m nl O Ln / ME O WETBAR J ENTRY FAMILY ROOM FOLDING DOORS - RECESSED ELECTRIC 3'-O" METER RECESSED GAS METER 3' 5_0" 0 3'-0" HIGH WALL FACE of EXISTING CURB 157 FLOOR PLAN 0 2ND FLOOR PLAN 3RD FLOOR PLAN SQUARE FOOTAGE CALCULATIONS 1ST FLOOR.................................................................................................. 592.34 S.F. 2NDFLOOR................................................................................................ PLANTER I --. _.._. _ _,..- �i�l o T TOTAL LIVABLE........................................................................................ O= J GARAGE 372.74 S.F. 42" WIDE x 30" HIGH 5TRUGTURAL.............................................................................................. 2.276.44 S.F. T Q � U m , MAXIMUM ALLOWED SQUARE FOOTAGE IS .................................. 2,280 S.F. WOOD GATE w O u l Q i[1 DN 6" PROPERTY LINE 24.99' 3'-0" HIGH WALL FACE of EXISTING CURB 157 FLOOR PLAN 0 2ND FLOOR PLAN 3RD FLOOR PLAN SQUARE FOOTAGE CALCULATIONS 1ST FLOOR.................................................................................................. 592.34 S.F. 2NDFLOOR................................................................................................ 1,084.15 S.F. 3RD FLOOR 227.21 S.F. TOTAL LIVABLE........................................................................................ 1,903.70 S.F. GARAGE 372.74 S.F. 5TRUGTURAL.............................................................................................. 2.276.44 S.F. , MAXIMUM ALLOWED SQUARE FOOTAGE IS .................................. 2,280 S.F. 3RD FLOOR DECK...................................................................................... 284.74 S.F. RigTi�p�r�3�1NO REVISIONS Ln N � r O � r �N =gym :3 C CID Q Z Q m W � U cl Z+� W °' Q L_l U W (i m Z t O O � � Z �5�O ARCtiT MORGq� N0. C 2Ln A 2567 Expires 1/31/19 �F c p, Z O O 6 Z N 111 5UALL DRAWN CHECKED DATE JOB NO. SHEET A-2 i CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 www.newportbeachca.gov 1 (949) 644-3200 GENERAL GRADING SPECIFICATIONS GENERAL 1. All work shall conform to Chapter 15 of the Newport Beach Municipal Code (NBMC), the project soils report and special requirements of the permit. 2. Dust shall be controlled by watering and/or dust palliative. 3. Sanitary facilities shall be maintained on the site during the construction period. 4. Work hours are limited from 7:00 AM to 6:30 PM Monday through Friday; 8:00 AM to 6:00 PM Saturdays; and NO WORK ON SUNDAYS AND HOLIDAYS per section 10-28 of the NBMC. 5. Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NBMC. 6. The stamped set of approved plans shall be on the job site at all times. P PP P 1 7. Permittee and Contractor are responsible for locating and protecting utilities. 8. Approved shoring, drainage provisions and protective measures must be used to protect adjoining properties during the grading operation. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. it. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in a "Stop Work" order. 13. All plastic drainage pipes shall consist of PVC or ABS plastic schedule 40 or SDR 35 or ADS 3000 with glued joints.. 14. No paint, plaster, cement, soil, mortar or other residue shall be allowed to enter streets, curbs, gutters or storm drains. All material and waste shall be removed from the site. EROSION CONTROL 1. Temporary erosion control plans are required from October 15 to May 15. 2. Erosion control devices shall be available on-site between October 15 and May 15. Forms\General Grading Specifications 04/19/13 1 3. Between October 15 and May 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day, whenever the daily rainfall probability exceeds 50 percent. 4. Temporary desilting basins, when required, shall be installed and maintained for the duration of the project. REQUIRED INSPECTIONS 1. A pre -grading meeting shall be scheduled 48 hours prior to start of grading with the following people present: owner, grading contractor, design civil engineer, soils engineer, geologist, City Building Inspector or their representatives. Required field inspections will be outlined at the meeting. 2. A pre -paving meeting shall be scheduled 48 hours prior to start of the sub -grade preparation for the paving with the following people present: owner, paving contractors, design civil engineer, soils engineer, City Building Inspector or their representatives. Required field inspections will be outlined at the meeting. GRADING FILLS/CUTS 1. Graded slopes shall be no steeper than 2 horizontal to 1 vertical. 2. Fill slopes shall be compacted to no less than 90 percent relative compaction out to the finished surface. 3. All fills shall be compacted throughout to a minimum of 90 percent relative compaction as determined by ASTM test method 1557, and approved by the soils engineer. Compaction tests shall be performed approximately every two feet in vertical height and of sufficient quantity to attest to the overall compaction effort applied to the fill areas. 4. Areas to receive fill shall be cleared of all vegetation and debris, scarified and approved by the soils engineer prior to placing of the fill. 5. Fills shall be keyed or benched into competent material. 6. All existing fills shall be approved by the soils engineer or removed before any additional fills are added. 7. Any existing irrigation lines and cisterns shall be removed or crushed in place and backfilled and approved by the soils engineer. 8. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. 10. ALL trench backfills shall be compacted throughout to a minimum of 90 percent relative compaction, and approved by the soils engineer. The Building Division may require coring of concrete flat work placed over untested backfills to facilitate testing. 11. The stockpiling of excess material shall be approved by the Building Division. 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by an engineering geologist to determine if any stability problem exists. Should excavation disclose any geological hazards or potential geological hazards, the engineering geologist shall recommend and submit necessary treatment to the Building Division for approval. Forms\General Grading Specifications 04/19/13 2 PUBLIC WORKS NOTES 1, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB and GUTTER, and ALLEY/STREET PAVEMENT and OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 - INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL and/or GLEAN OUT and BOX with LID WILL BE REQUIRED. 10096 of THE C05T SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 and 14.08.030). SAID DETERMINATION and THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. AN APPROVED ENGROAGHII AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY with G17Y COUNCIL POLICY L-6 and L-18. 3. GLEAN OUTS ARE REQUIRED AT INTERVALS OF 100 FEET IN STRAIGHT RUNS, IN BRANGHE5 EXCEEDING 10 FEET and WHERE THE SUM OF THE ANGLES EXGEEDS 135 DEGREES IN A GIVEN RUN PER GPG 707 and 719. 4. THE SEWER GLEAN OUT LOCATED WITHIN THE PUBLIC RIGHT OF WAY SUBJECT TO TRAFFIG SHALL BE INSTALLED WITH A TRAFFIC GRADE BOX and COVER. 5. THE EXISTING WATER METER LOCATED WITHIN THE PUBLIC RIGHT OF WAY AT THE ALLEY SHALL BE VERIFIED TO HAVE A TRAFFIC GRADE BOX AND COVER. ABBREVIATIONS FF ....................... FINISHED FLOOR TG ..................... TOP of CURB AT STREET TOG ................. TOP of CURB IN GARAGE FS ..................... FINISHED SURFACE F05 ................. FACE of STUD AT WALL FL ..................... FLOW LINE L$T .................. LICENSE and TAG TW ................... TOP of WALL EXTG .............. EXISTING OF .................... GARAGE FLOOR AT DOOR SF ..................... SHEET FLOW ( XXX) ........... EXISTING ELEVATIONS ,Q' 40 X' INDIGATE5 SAND BAG 11 N O• EXISTING WATER METER 1 PLACEMENT UNTIL PROJECTS w4�� "X" INDIGATE5 SAND BAG COMPLETION for EROSION CD p� O 5 PLACEMENT UNTIL PROJECT GONTROL AT REAR of LOT `10 WSJ O DP2 0). COMPLETION for EROSION PROPER LIN 25.00' 3 S 55'20'43" E CONTROL AT REAR of LOT xxxxxxxxxx xxxxx xxxxxxxxxxxx xxxxxxxxxxxx xxxx EXTG x ... ... .. ., GONG. .a::Y GONG. , GO G. GRADING PLAN PREPARED BY ARCHITECT ... JOHN T. MORGAN JR. 18�o82 BEAGHI" IONT AVENUE NORTH TUSTIN, GA 92705 (74) 730-2723 011-011 -0 EXTG J .SJ x b 6' Q. C�..:: ,.•',.:: x �Q Afl. W O .. i :..: `' .: .'. ' X W ` GONG EXTO LL O .. .•::•. 111 Iil ...?.,: .' .. .. CV X lI1 .'•:.:.':.: SETBACK '.:.. •.::....:.'.. :. x ry E> 70 TYPICA GONG. 6" D L „ +I ..:.. ':..: WIDE TRENCH RAIN l9 GONG. +r' 3:-O::` 36"R ETBACK :. -ABOVE 23 FOOT LONG" SETBAGI S� 7 FINISH ' BY 24" WIDE X 18" DEEP PERG PIT TYPICAL HATCHING INDICATES P2 J LL .,,: DP2 Q LL EXTG GONG NEW 6" WIDE CMU BLOCK Ul .'..:.,,.;... Ul .. GONG. O FINISH "..:' WALL PER CITY STANDARD o\° ' ` . ' HATCHING INDICATES DP2 N GONG. . ...FINISH 6j ... ' ,' ': ". �! NEW 6" WIDE Gr -1U BLOCK 1 WALL PER CITY STANDARD TYPICAL DOWNSPOUT E G ,' Q O' 10. 0 DP2 DAYLIGHTS ON TO G NG..> _ N GONG. FIN. SURFACE TYPIGAL DOWNSPOUT DAYLIGHTS ON TO 30" WIDE x 72" HIGH QO ©0 DP2 GONG. FIN. SURFACE WOOD GATE, 1500- ALLOWANCE 500 ALLOWANCE 8Y2 W DP2 N 30" WIDE x 72" HIGH WOOD GATE, $500 RECESSED \ _ ALLOWANCE A.1Q ELECTRIC GONG. GONG. �METER TOG 3'-C:: �S 1145 (p J 2 CAR PARTIALLY `�� TYPICAL GARAGE RECESSED TG GONG. GAS METER B IGK FINISH FENCE NOTE FOR ANY PORTION OF A WALL OR FENCE THAT EXTENDS OVER COMMON PROPERTY LINES,TO INCLUDE FOOTINGS OR STRUCTURAL GOMPONENTS, THE CONTRACTOR SHALL OBTAIN THE NEIGHBORS WRITTEN APPROVAL AND A SEPARATE PERMIT. OOO QUj FOS ,.yl} 2 '0 EXISTING 2 DP2 W O STORY W oQ RESIDENCE a TYPICAL 3 N �. GONG. hI o ,. 00 FF �� LL �� FINISH Z N 11 TYPICAL DOWNSPOUT Q DAYLIGHTS ON TO Q '.,1L GONG. FIN. SURFACE L�NrY BRIGK `.`:`p.,:;`. DP2 EXISTING ,�j�S DP2 10 rDg F5 1 DP 2 STORY 0 10.63 F5 0 RESIDENCE DP2 O W r ' TYPIGAL Z GONG. •�-'_' FINISH & Y;d Z J HATCHING INDICATES NEW 0" WIDE Gr -1U BLOCK NORTH ARROW p/ �. �` ^ .' WALL PER CITY STANDARD a �� NOTE N ` _ 11 9B a .:. 1 !� o EXTG ' l'' . FOR CITY OF NEWPORT BEACH BRICK / GENERAL GRADING SPECIFICATIONS a �� Q AND EROSION CONTROL NOTES 7 1�� REFER TO THIS SHEET " DP ". HATCHING INDICATES \,D J. 1 NEW 6" WIDE GMU BLOCK DP2 WALL PER GITY STANDARD 10 .5 FS '7t�, .3,_C„ INV NEW THREE DP2 30" WIDE x 72" HIGH 3 0 'E g G 1 1097 FS ST RY RESIDENCE 1!y��� S 3''-l" f 24' ` ��� WOOD GATE, HIGH 98OIL W 11.25 1ST F.F. 5500 WOOD GATE, 5500 - ALLOWANCE 70� ALLOWANCE ALLOWANCE " •.�` �� FS EXTG TYPICAL 10.40 INV # F EXTO WOOD WOOD EXTG GONG. BRIGK 1 FINISH .O A I 1 \O l� ,WSJ 184.Ni SETBACK �, uNE�Q DN• 6 EXTG v 4 1 NQ WOOD 6" WIDE TRENCH DRAIN 3 1: .: PLANTER lzaw - I " 0.371 V L D r' .. D ABOVE 8 FOOT LONG u DP2 ,',-0 . ;;.. �. _ '�C ' V BY 24" WIDE X 18" DEEP PERC O = ��O �� :1;. �r�""' ':Q EXTG O = EXTG PIT EACH SIDE aF PATIO 111 In S S S .. '� ^ .': u) GONG. EXTOW nl S T :Q� t Ol GONG. 3 J x x xxx•x'k k..X'x'x.xxXx;k'k, xkxk.xx, xx'x'x:kx`xx'x• -xx:xx IF © PROPERTY LINE 24.99 S 55° 21'13 E �1PF 3 8 �� h� DN 6" 10 4 �11 X" INDIGATE5 SAND \/ f DP2 DP2 EXISTING CONCRETE (p CO BAGS PLACEMENT UNTIL J�� O' DP2 DP2 rY SIDEWALK �. `Q FRONT WALL IS BUILT for `� pj• v' F-RO51ON CONTROL / EXISTING SEWER GLEAN OUT, EXTG VERIFY IT CONFORMS with GITY ONC. EXISTING °I Qv STANDARD 4OG-L, SEE DETAIL IU J FADE of ```0' �rJ. 11 ON SHEET DP2 B- \ CURB �� EXTG 0 GONG. O 0 � o EXTG EXTG 1- GO\S. L GONG. GONG. 2G7H STREET CONSULTANTS SOILS GEOLOGIST: COAST GEOTEGHNIGAL, INC. 1200 W. GOMMONWEALTH FULLERTON,CA 92833 (714) 870-1211 PH, (714) 870-1222 FAX SURVEYOR - RDIY LAND SURVEYING 23016 LAKE FOREST DRIVE. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX EMAIL - RDM5URVEYING@GOX.NE7 Q' Qj��1 EXISTING FACE 0)O pf! of CURB EXTG GONG. 6) THE PROJECT DATUM USED IS NAVD88 L RECORD OF SURVEY NOTES 1. DUE TO FIELD SURVEY IN-AGGURAGY ISSUES, EFFECTIVE DECEMBER 8, 2003 THE BUILDING DEPARTMENT WILL NO LONGER ACCEPT TEMPORARY CORNER MONUMENTS FOR NEW CONSTRUGTION. PERMANENT MONUMENTS WHICH COMPLY WITH SECTION 8772 OF THE CALIFORNIA LAND SURVEYOR'S ACT WILL BE REQUIRED PRIOR TO GRADING OF PROJECT SITE. 2. A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL MONUMENT THE PROPERTY CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS. 3. BEFORE GERTIFIGATE OF OCCUPANCY GAN BE ISSUED BY THE CITY, THE BUILDING DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS BEEN FILED WITH AND APPROVED BY THE COUNTY SURVEYOR AS REQUIRED BY SEGTIONS 8762 and 8773 OF THE CALIFORNIA LAND SURVEYOR'S ACT. A COPY OF THE APPROVED RECORD OF SURVEY OR CORNER RECORD 15 REQUIRED TO BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO GALLING FOR FOUNDATION INSPECTION 4. THE TOPOGRAPHIC SURVEY SHALL BE STAMPED AND SIGNED BY A STATE LICENSED LAND SURVEYOR OR CIVIL ENGINEER, (LICENSE NUMBER BELOW 33,966). LEGAL OWNER CARL THON 109 26TH STREET NEWPORT BEACH, GA 92663 PH (949) 500-0132 LEGAL DESCRIPTION LOT 31 of BLOCK 26 of M.M. 3/26 BUILDING GODE 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V -B, SPRINKLERED OCCUPANCY GROUP ................................. R3, U DESIGN DATA - ZONE R1 SETBACKS FRONT ................... 5-0" AT 26TH STREET 5-0" AT THE ALLEY SIDES ...................... 5-0" EACH SIDE LOT AREA 15 ......................................... + 1,751.25 S.F. GRADING and FOUNDATION NOTES 1. YARDAGE SUMMARY OF OVER -EX AND REGOMPAGT +150 CUBIC YARDS 2. HARD SURFACED AREAS ... 4' GONGRETE PAVING .......................................... + 706 S.F. 3. SUMMARY OF DRAINAGE DEVICES... 4' DIA. SCHEDULE 40 DRAINLINE ......................+ 10 LIN. FEET GONTINUOUS TRENGH DRAIN 6' WIDE ..... + 25 LIN. FEET SOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORM THE FOLLOWING... 1. VERIFY THE ASSUMED BEARING GAPACITY OF 1,500 PSF PER THE SOILS REPORT. 2. INSPECT AND APPROVE OF AREAS PRIOR TO PLAGEMENT OF FILL OR GONGRETE. 3. IN5PEG7, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 90566 RELATIVE GOIYPAGTION. 4. INSPECT AND APPROVE ALL FOUNDATION EXGAVATIONS AND SLAB ON GRADE. S. A FINAL REPORT OF COMPAGTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL. 6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST. 7. THE GENERAL GONTRAGTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE -IN. 8. REFER TO THE "SR" SHEET FOR SOILS REPORT REGOI" MENDATIONS. 9. A GAL -OSHA PERMIT 15 REQUIRED FOR ANY EXCAVATIONS DEEPER THAN 5-0" and FOR SHORING OR UNDERPINNING. 10. CONTRACTOR SHALL NOTIFY THE ADJAGENT PROPERTY OWNERS BY GERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK. 11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES. SITE PLAN NOTES 1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE BUILDING PERMIT IS ISSUED. 2. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA ED15ON and SOUTHERN CALIFORNIA GAG, COMPANY PRIOR TO INSTALLING TH05E METERS. 3. ALL SITE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN SELECTED BY THE OWNER. PROVIDE KEY LOCKS AND DEADBOLT AT EACH GATE LOCATION. PROVIDE A $800 ALLOWANCE FOR EACH GATE. 4. THE DEMOLITION OF THE EXISTING RESIDENCE REQUIRES A SEPARATE PERMIT FROM THE CITY. 5. GONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIC, ENGINEER FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK. G. ALL NEW UTILITY SERVICE GONNECTORS SHALL BE MADE UNDERGROUND. 7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS CANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN 51DEYARD SETBACKS CANNOT EXCEED 0-0" FROM EXISTING GRADE. 8. ALL BLOCK WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING PERMIT. DESIGN PROFESSIONAL IN CHARGE THE REGISTERED DESIGN PROFESSIONAL IN GHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING, NBMG 15.02.010, CBC APPENDIX CHAPTER 1, 106.3.4 THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE 2016 CALIFORNIA BUILDING GODE ; 2016 GBG, 2016 GRG ; 2016 CPO; 2016 GEG ; 2016 GMG ; 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE ( EES ) CODES WITH LOCAL AMENDMENTS: 2016 CALIFORNIA BUILDING STANDARDS CODE ( CAL -GREEN ) GITY SEWER LATERAL DETAILS REFER TO DETAIL 11 ON DP2 for CITY STANDARD SEWER LATERAL DETAIL 406-L PROJECT SITE 100 2GTH STREET � Cheese Pizza r p SGL vi S y Private st 'Q d� °2 0. 9 Avila's El Ranchito Lido Peninsua a B p. •lam 3 eO/. d�0� n as sr o> 'C}r A mem-ar: Jul ikie `6S} 109 26th S reel a m o The Crab Cooker w a� m The Old 1ii Spaghetti Facto' N. c �,6lackle's By the Sea MAP �� NORTH Seaside Donuts Bake c Y ha waBYAk, p ® r VIGINITY MAP REVISIONS W N � U � Q N 4- - ..... 8" (rel r O � Z U Z z U Or 7 g F5 X a TYPICAL' 10 CA 0. 8 FS m : p GONG � � ^U^, 0 } L_ N 00 Z FINISH O Q , Z Q iv P2 a 1145 TOG Z OOO QUj FOS ,.yl} 2 '0 EXISTING 2 DP2 W O STORY W oQ RESIDENCE a TYPICAL 3 N �. GONG. hI o ,. 00 FF �� LL �� FINISH Z N 11 TYPICAL DOWNSPOUT Q DAYLIGHTS ON TO Q '.,1L GONG. FIN. SURFACE L�NrY BRIGK `.`:`p.,:;`. DP2 EXISTING ,�j�S DP2 10 rDg F5 1 DP 2 STORY 0 10.63 F5 0 RESIDENCE DP2 O W r ' TYPIGAL Z GONG. •�-'_' FINISH & Y;d Z J HATCHING INDICATES NEW 0" WIDE Gr -1U BLOCK NORTH ARROW p/ �. �` ^ .' WALL PER CITY STANDARD a �� NOTE N ` _ 11 9B a .:. 1 !� o EXTG ' l'' . FOR CITY OF NEWPORT BEACH BRICK / GENERAL GRADING SPECIFICATIONS a �� Q AND EROSION CONTROL NOTES 7 1�� REFER TO THIS SHEET " DP ". HATCHING INDICATES \,D J. 1 NEW 6" WIDE GMU BLOCK DP2 WALL PER GITY STANDARD 10 .5 FS '7t�, .3,_C„ INV NEW THREE DP2 30" WIDE x 72" HIGH 3 0 'E g G 1 1097 FS ST RY RESIDENCE 1!y��� S 3''-l" f 24' ` ��� WOOD GATE, HIGH 98OIL W 11.25 1ST F.F. 5500 WOOD GATE, 5500 - ALLOWANCE 70� ALLOWANCE ALLOWANCE " •.�` �� FS EXTG TYPICAL 10.40 INV # F EXTO WOOD WOOD EXTG GONG. BRIGK 1 FINISH .O A I 1 \O l� ,WSJ 184.Ni SETBACK �, uNE�Q DN• 6 EXTG v 4 1 NQ WOOD 6" WIDE TRENCH DRAIN 3 1: .: PLANTER lzaw - I " 0.371 V L D r' .. D ABOVE 8 FOOT LONG u DP2 ,',-0 . ;;.. �. _ '�C ' V BY 24" WIDE X 18" DEEP PERC O = ��O �� :1;. �r�""' ':Q EXTG O = EXTG PIT EACH SIDE aF PATIO 111 In S S S .. '� ^ .': u) GONG. EXTOW nl S T :Q� t Ol GONG. 3 J x x xxx•x'k k..X'x'x.xxXx;k'k, xkxk.xx, xx'x'x:kx`xx'x• -xx:xx IF © PROPERTY LINE 24.99 S 55° 21'13 E �1PF 3 8 �� h� DN 6" 10 4 �11 X" INDIGATE5 SAND \/ f DP2 DP2 EXISTING CONCRETE (p CO BAGS PLACEMENT UNTIL J�� O' DP2 DP2 rY SIDEWALK �. `Q FRONT WALL IS BUILT for `� pj• v' F-RO51ON CONTROL / EXISTING SEWER GLEAN OUT, EXTG VERIFY IT CONFORMS with GITY ONC. EXISTING °I Qv STANDARD 4OG-L, SEE DETAIL IU J FADE of ```0' �rJ. 11 ON SHEET DP2 B- \ CURB �� EXTG 0 GONG. O 0 � o EXTG EXTG 1- GO\S. L GONG. GONG. 2G7H STREET CONSULTANTS SOILS GEOLOGIST: COAST GEOTEGHNIGAL, INC. 1200 W. GOMMONWEALTH FULLERTON,CA 92833 (714) 870-1211 PH, (714) 870-1222 FAX SURVEYOR - RDIY LAND SURVEYING 23016 LAKE FOREST DRIVE. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX EMAIL - RDM5URVEYING@GOX.NE7 Q' Qj��1 EXISTING FACE 0)O pf! of CURB EXTG GONG. 6) THE PROJECT DATUM USED IS NAVD88 L RECORD OF SURVEY NOTES 1. DUE TO FIELD SURVEY IN-AGGURAGY ISSUES, EFFECTIVE DECEMBER 8, 2003 THE BUILDING DEPARTMENT WILL NO LONGER ACCEPT TEMPORARY CORNER MONUMENTS FOR NEW CONSTRUGTION. PERMANENT MONUMENTS WHICH COMPLY WITH SECTION 8772 OF THE CALIFORNIA LAND SURVEYOR'S ACT WILL BE REQUIRED PRIOR TO GRADING OF PROJECT SITE. 2. A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL MONUMENT THE PROPERTY CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS. 3. BEFORE GERTIFIGATE OF OCCUPANCY GAN BE ISSUED BY THE CITY, THE BUILDING DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS BEEN FILED WITH AND APPROVED BY THE COUNTY SURVEYOR AS REQUIRED BY SEGTIONS 8762 and 8773 OF THE CALIFORNIA LAND SURVEYOR'S ACT. A COPY OF THE APPROVED RECORD OF SURVEY OR CORNER RECORD 15 REQUIRED TO BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO GALLING FOR FOUNDATION INSPECTION 4. THE TOPOGRAPHIC SURVEY SHALL BE STAMPED AND SIGNED BY A STATE LICENSED LAND SURVEYOR OR CIVIL ENGINEER, (LICENSE NUMBER BELOW 33,966). LEGAL OWNER CARL THON 109 26TH STREET NEWPORT BEACH, GA 92663 PH (949) 500-0132 LEGAL DESCRIPTION LOT 31 of BLOCK 26 of M.M. 3/26 BUILDING GODE 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V -B, SPRINKLERED OCCUPANCY GROUP ................................. R3, U DESIGN DATA - ZONE R1 SETBACKS FRONT ................... 5-0" AT 26TH STREET 5-0" AT THE ALLEY SIDES ...................... 5-0" EACH SIDE LOT AREA 15 ......................................... + 1,751.25 S.F. GRADING and FOUNDATION NOTES 1. YARDAGE SUMMARY OF OVER -EX AND REGOMPAGT +150 CUBIC YARDS 2. HARD SURFACED AREAS ... 4' GONGRETE PAVING .......................................... + 706 S.F. 3. SUMMARY OF DRAINAGE DEVICES... 4' DIA. SCHEDULE 40 DRAINLINE ......................+ 10 LIN. FEET GONTINUOUS TRENGH DRAIN 6' WIDE ..... + 25 LIN. FEET SOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORM THE FOLLOWING... 1. VERIFY THE ASSUMED BEARING GAPACITY OF 1,500 PSF PER THE SOILS REPORT. 2. INSPECT AND APPROVE OF AREAS PRIOR TO PLAGEMENT OF FILL OR GONGRETE. 3. IN5PEG7, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 90566 RELATIVE GOIYPAGTION. 4. INSPECT AND APPROVE ALL FOUNDATION EXGAVATIONS AND SLAB ON GRADE. S. A FINAL REPORT OF COMPAGTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL. 6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST. 7. THE GENERAL GONTRAGTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE -IN. 8. REFER TO THE "SR" SHEET FOR SOILS REPORT REGOI" MENDATIONS. 9. A GAL -OSHA PERMIT 15 REQUIRED FOR ANY EXCAVATIONS DEEPER THAN 5-0" and FOR SHORING OR UNDERPINNING. 10. CONTRACTOR SHALL NOTIFY THE ADJAGENT PROPERTY OWNERS BY GERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK. 11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES. SITE PLAN NOTES 1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE BUILDING PERMIT IS ISSUED. 2. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA ED15ON and SOUTHERN CALIFORNIA GAG, COMPANY PRIOR TO INSTALLING TH05E METERS. 3. ALL SITE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN SELECTED BY THE OWNER. PROVIDE KEY LOCKS AND DEADBOLT AT EACH GATE LOCATION. PROVIDE A $800 ALLOWANCE FOR EACH GATE. 4. THE DEMOLITION OF THE EXISTING RESIDENCE REQUIRES A SEPARATE PERMIT FROM THE CITY. 5. GONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIC, ENGINEER FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK. G. ALL NEW UTILITY SERVICE GONNECTORS SHALL BE MADE UNDERGROUND. 7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS CANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN 51DEYARD SETBACKS CANNOT EXCEED 0-0" FROM EXISTING GRADE. 8. ALL BLOCK WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING PERMIT. DESIGN PROFESSIONAL IN CHARGE THE REGISTERED DESIGN PROFESSIONAL IN GHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING, NBMG 15.02.010, CBC APPENDIX CHAPTER 1, 106.3.4 THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE 2016 CALIFORNIA BUILDING GODE ; 2016 GBG, 2016 GRG ; 2016 CPO; 2016 GEG ; 2016 GMG ; 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE ( EES ) CODES WITH LOCAL AMENDMENTS: 2016 CALIFORNIA BUILDING STANDARDS CODE ( CAL -GREEN ) GITY SEWER LATERAL DETAILS REFER TO DETAIL 11 ON DP2 for CITY STANDARD SEWER LATERAL DETAIL 406-L PROJECT SITE 100 2GTH STREET � Cheese Pizza r p SGL vi S y Private st 'Q d� °2 0. 9 Avila's El Ranchito Lido Peninsua a B p. •lam 3 eO/. d�0� n as sr o> 'C}r A mem-ar: Jul ikie `6S} 109 26th S reel a m o The Crab Cooker w a� m The Old 1ii Spaghetti Facto' N. c �,6lackle's By the Sea MAP �� NORTH Seaside Donuts Bake c Y ha waBYAk, p ® r VIGINITY MAP REVISIONS Tx N0. C 2256/ Expires DRAWN CHECKED DATE JOB NO. SHEET [7)p z W N � U � Q N 4- - O (rel r � ° U Z z U E X a CA m : � � ^U^, 0 } L_ !-JL O Q , Z Q Tx N0. C 2256/ Expires DRAWN CHECKED DATE JOB NO. SHEET [7)p z W � U Z 4- - 4 - 4- Z z Tx N0. C 2256/ Expires DRAWN CHECKED DATE JOB NO. SHEET [7)p z WOOD FRAMING MEI"iBERE INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION STUCCO FINISH WALLS AND ARE LESS THAN 8 INCHES FROM EXPOSED PER ELEVATIONS EARTH SHALL BE OF NATURALLY DURABLE OR FRONT PRSERVATIVE TREATED WOOD R317.1(2) PROPERTY DIMENSION VARIES, SEE (2)-#4 BARS 2 X STUD WALL, SITE PLAN. 37" TO PROP. LINE CONT. 6" CMU WALL 2�TH SEE FLOOR PLAN LINE MINIMUM I fC = 1.500 PSI 25" 12" STREET HOUSE SLAB OR i O m � FLOW • EXISTING sIDEWAL'< 109 26TH STREET GARAGE SLAB, W LL u_ W BEE PLANS W F<o -i �,. VARIES TO ' +Y 0 0 LINE z DIMENSIONS DETERMINED BY A NH H BWALE J GRATE FRAME DIMENSIONS. 6" MIN. WIDE PEDSTRIAN SAFE PROPERTY LINE Z Z } USE FRAME AS A FORM FRAME & GRATE 3/8" SLOT 10.23 FS I O Z 3 OPENING. EAST JORDAN IRON E ON SITE 10 I pL WORKS OR EQUAL (800)874-4100 GRATE _ i_ REI" IAINING GRADE .. 4 EBAR ST,ZGTU.tE to APPROX. 10.50 ° 0 0 0 #CPR& BOTTOM I J Z OLID GROUTED EXISTING PUBLIC AFTER D ^^'IO (TIO\ a m mm w O a ° ° a 0 STREET 2 2. I+ 4'-G �� 24.. iAXIP'iUi"I 5 FOOT \VID SLOT CUiii ING- 6„ ALL CELLS ALo c- GROPER LINES W-ih GEOLOGIST ° 4 - e v::.a.p.a p: a - _ WI- 'v...,v.'.:�� (] L� a GUPETVI'- I � FILL THIS POR710N WITH CRUSHED Il ROCK AFTER POURING GRATE J n E CRUSHED ROCK 24 SUPPORT CURB Q z #4 @ 32 Q.C. W/FILTER CLOTH PLAN VIEW QjJ HORIZ. BAR;:> :`.,;.::.::::• m FLOW LANE AT :..'.<: '..;.....:::. FINISH SURFACE MATERIAL ELEVATION u u STREETf. VARIES, SEE SITE PLAN 111 ° SECTION E -E z p J LOWEST POINT of RECIC-iPACTION EQ EQ (2)-#4 TOP & BOTT. 36" PER solLs ReaoRT a- Dig a 24" wide X 18" minimum depth trench b- Place filter cloth in the trench. Lap 12" @top CONT. AXI a 136" HIG V=ERTICAL GUT c- Fill bottom of the trench with crushed rock. SOLID GROUT, ALLOWED PE:R SOILS d- Form and pour perimeter concrete curb. NO HEAD JOINTS o R FROI`r �ENIDATIONS, 3EGI�N 24" FOOTING PER e- Fill the rest of the trench with crushed rock to 4" from to of trench. 2 /o MI N =ROM SIDE PROPER Y LINE FOUNDATION PLAIN p DETAIL "Ell 2% MIN. _ 1 TYPICAL DRAINAGE SWALE IN SIDE YARD BOTTOMLESS TRENCH DRAfN °. 4 ,° WOOD FRAMING MEMBERS INCLUDING WOODSLOT GUT AT FRONT PROPERTY LINE with SHEATHING, THAT REST ON EXTERIOR FOUNDATION STUCCO FINISH°° ' 10 PUBLIC SIDEWALK CONDITION WALLS AND ARE LESS THAN 8 INCHES FROM EXPOSED PEP- ELEVATIONS EARTH SHALL BE OF NATURALLY DURABLE OR :III III ..III PRSERVATIVETREATEDWOOD 8317'1(2) 5 CITY APPROVED DONT. TRENCH DRAIN FENCE NOTE 2 X STUD WALL, WOOD FRAMING MEMBERS INCLUDING, WOOD FOR ANY PORTION OF A WALL OR FENCE THAT SEE FLOOR PLAN Q) SHEATHING-, THAT REST ON EXTERIOR FOUNDATION STUCCO FINISH z EXTENDS OVER COMMON PROPERTY LINES,TO = N l� FINISH SURFACE MATERIAL wau_S AND ARE LESS THAN 8 INCHES FRoM l EXPOSED PER ELEVATIONS ALT. Chisel "5" on face of concrete GARAGE BLAB and m ° IS CONCRETE, SEE SITE EARTH SHALL SE OF (NATURALLY DURABLE OR INCLUDE FOOTINGS OR STRUCTURAL COMPONENTS, R 10 curb over lateral. 3" high letter. A" deep. o o PLAN PRESERVATIVE TREATED WOOD 83171 (2) FENCE THE CONTRACTOR SHALL OBTAIN THE NEIGHBORS CURB, BEE LL A Curb & gutter PLANS o z 7- DIMENSION VARIES, SEE WALL WRITTEN APPROVAL AND A SEPARATE PERMIT. sidewalk (or alley surface) L 0) 'Ito- ro 2 X STUD WALL, SITE PLAN. 37" TO PROP. SEE FLOOR PLAN LINE MINIMUM ^ % B.F2 25 2 . ° •m F. 2 Finished street surface 2 � % B. 4 HOUR= SLAB, o m lu. FLOWFerhoo 4 SEE PLANS W a LINE Z �Sstopper' for bb nstalledc coupling a::. �, 0 0 6" CMU WALL below finshed gide. o..: v:..o..: y:..o.: v:..o..: y:.,.:.'o :o ''o''.'o u F SWALE of z z fc = 1.500 PSI 3 w m 0N% 2% S. F. 2% B.F.I Q • 6 5 4 2 4 3 `� SEE DETAIL 1 on DP2 FOR 4aa � � oOc PROPERTY LINE TYPICAL INFORMATION #5 BAR TOP and a �.v c:'':vv v:':v v:'': v:':v v:'':v ::o:' .a a.°.. '.J '.o': v�..¢':,v':..v':v ..¢':.v':....7 Y... 7, v'... v': v... 7, v':.. W 45. BOTTOM 4%2 2 O.C. RS AT T D #4 @ 24" O.C. 4 GAL i VERT. BAR 7 6 Minimum Slope: Ya per linear fool or 2.00% ELEVATOR AREA FINISH SURFACE 4 SPECIAL NOTE: Under nM circumstances shall ABS pipe or fittings FOOTING PER MATERIAL VARIES, be almwedl All sewer laterals shall be inspected by the Utilities Dept. FOUNDATION PLAN and be replaced if necessary to meet current city standards. Sewer lateral connection SEE SITE PLAN per STD -405-L #4 R 32" O.C. HORZ. BAR CONSTRUCTION NOTES: GENERAL NOTES: 9 2 TYPIGAL FINISHED SURFAGE AT GARAGE '14O O Install sewer cleanout cover per applicable 1. For slope less than Y4" per foot a 6" lateral shall be used with a minimum I portions of STD -511-L. Triangular cover with slope p = J(!" per foot. .4. `Q S" on top. 4 . FOOTING PER4" II (or 6") 2. A cleanout shall be installed on all sewer lateral connections. O PVC sewer pipe with WALL GAP NOT TO FOUNDATION PLAN T 9asketed, integral bell and spigot joints. 3. Cleanout shall be installed at property line. EXTEND PAST THE • SOLID GROUT, O 4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 4TT or J.&R. No. 4T NO HEAD JOINTS marked sewer. CMU WALL GAP SIDE PROPERTY INE 4"x 4" (or 6"x 6") SDR -35 PVC wye branch L so s° fitting. 5. Cleanout covers trete in cover) or sidewalks may . Brooks Products permission on ontl No.1-R (concrete cover) or J.&R. No. 1-R by special permission only. O 4" (or 6") ABS stopper (where laterals are n 6. Sewer cleanout riser pipe material shall be SDR -35 PVC except where TOP OF WALL CAP #4 @ 24 O.C. stubbed) existing sewer main is VCP in which case VCP pipe and fittings shall be W/ 6" HOOK 2% MIN. © 4" (or 6") short piece, SDR -35 PVC, 6" used. ° long. 7. PVC shall be SDR -35 per ASTM 3034. ro X G X fro SOLID 2% MIN. - -- 0 4" (or 6") rubber mechanical banded seal 8. PVC pipe and fittings shall be bedded with 3'4" crushed rock material. GROUTED CMU WALL Z GRADE DC • clamp. Fernco or City approved equal. In areas of ground water or title water X" crushed rock. V Il/'1 C III -III -III -III- 8 4" (or 6") private sewer pipe. 9, Mere VCP materials are used, bedding shall be standard. z - - - - _ -_ 9 8"x 4" or 6" w branch fitting. ! $. III- O PVC.( ) Ye g 10. Single family residences shall be 4" diameter all others shall be 6". #4 VERTICAL AND CD a C i -III CA 0 Install ABS stopper in rubber coupling. Use 11. Saddle type connections to sewer mains are prohibitied, except by special HORIZONTAL BARS W G TYPICAL DRAINAGE 5WALE BY ELEVATOR _ Mission Clay Products stopper or approved permission heavyrom .. ties Superintendent. (Then only an old concrete SIDE 1 n4 III- qu mains with vet flows. AT 24" O.G. PROPER Y -_ n Sidewalk replacement shall be in fail panel. 2. Glue or solvent joints are prohibited. LINE yd W N=III=III=III=III III= APPROVED: W FINISHED SURFACE � � > CIT PUBLIC WORKS DEPARTMENT BET ELEV. VARIES SOLID GROUT, O W + ro" NOHEAD JOINTS SEWER LATERAL WITH RCC NO. 36106 PUBLIC WORKS DIRECTOR PER SITE PLAN nl LEFT SIDE (2)-#4 TOP & Drnwn: M. Elias Scale: N.'I'.8. PROPERTY B )-#4 TOP & ALT. CLEANOUT Date: Jan. 2004 . �_icnasem _c DRAWING NO. STD -406-L T LIME - 107 26TH STREET 1/ /Q^ 1 F E N C E z (2) #4 BARSZ�� GONTINUOUS u '' W NEIGHBORS EXISTING -7 SLOT GUT AT LEFT SIDE PROPEK I -r LINE with WALL H W NOTE NOTE: ALL FOOTING IN LIQUEFACTION .4 ° 4 11 CITY SEWEIz LATERAL DETAIL 4'-0" 1'-81, A = C. GRADE AND SIZE OF PRESTRESSING TENDONS AND ANCHORAGES a. '4.°a,. 5'-0" Z-0" A X L FINISHED GRADE STRUCTURE IS APPROX. 10.50 AT 24" O.G. 109 26TH STR-ET 0 17. SITE WALLS ZONE SHALL BE 24" DEEP & SHALL HAVE MIN. (2)-#5 TOP & BOTT. F X b. GRADE, TYPE, AND SIZE OF REINFORCEMENT AND ANCHOR BOLTS, AND PRESTRESSING TENDONS, AND ANCHORAGES. � � �l � 1. CONCRETE BLOCK (ASTM C-90) PER SITE PLAN NEIGHBORS SOLID GROUT, (- I X - MAXIMUM 5 FOOT WIDE SLOT GUTTING FINISHED SURFACE a. SIZE AND LOCATION OF STRUCTURAL ELEMENTS TO ASTM C-90 NORMAL WEIGHT UNITS WITH MAXIMUM LINEAR SHRINKAGE OF 0.06%, fm = 1,500 PSI MINIMUM TEST LI_I Q u ° W EXI-1IDENCE1 INoo I RES -7 SLOT GUT AT LEFT SIDE PROPEK I -r LINE with 1. VERIFY COMPLIANCE WITH THE APPROVED SUBMITTALS #4 VERTICAL AND X 2. AS MASONRY CONSTRUCTION BEGINS, VERIFY THAT THE FOLLOWING ARE IN COMPLIANCE: Q .4 ° 4 a. PROPORTIONS OF SITE -PREPARED MORTAR / EXISTING- FINISHED REh"IAINIING GRADE ON SITE AGER DEMOLITION °` GENERAL NOTES: C. GRADE AND SIZE OF PRESTRESSING TENDONS AND ANCHORAGES EVIDENCE OF SIGNED JOINT AGREEMENT SHALL BE FILED WITH THE CITY AT TIME OF PERMIT X d. LOCATION OF REINFORCEMENT, CONNECTORS, AND PRESTRESSING TENDONS AND ANCHORAGES. w X e. PRESTRESSING TECHNIQUE SURFACE STRUCTURE IS APPROX. 10.50 AT 24" O.G. 17. SITE WALLS a. GROUTSPACE F X b. GRADE, TYPE, AND SIZE OF REINFORCEMENT AND ANCHOR BOLTS, AND PRESTRESSING TENDONS, AND ANCHORAGES. 11.00 24 C. PLACEMENT OF REINFORCEMENT, CONNECTORS, AND ANCHORS, AND PRESTRESSING TENDONS AND ANCHORAGES 1. CONCRETE BLOCK (ASTM C-90) STRENGTH OF MASONRY TO COMPLY WITH 2013 CBC 2105 AND ACI 530-11. GRADE "N" CONFORMING SOLID GROUT, (- e. CONSTRUCTION OF MORTAR JOINTS X - MAXIMUM 5 FOOT WIDE SLOT GUTTING FINISHED SURFACE a. SIZE AND LOCATION OF STRUCTURAL ELEMENTS TO ASTM C-90 NORMAL WEIGHT UNITS WITH MAXIMUM LINEAR SHRINKAGE OF 0.06%, fm = 1,500 PSI X NO HEAD JOINTS = W x C. WELDING OF REINFORCEMENT (ONLY A706 LOW CARBON STEEL) X ALONG PROPERTY LINES wit+ GEOLOGIST APPLICABLE STANDARDS: MIN. e. APPLICATION AND MEASUREMENT OF PRESTRESSING FORCE X 24" f. PLACEMENT OF GROUT AND PRESTRESSING GROUT FOR BONDED TENDONS IS IN COMPLIANCE X SUPERVISION 2013 CALIFORNIA RESIDENTIAL CODE (CRC); 2013 CALIFORNIA BUILDING CODE (CBC) ASCE 7-10; 2. CONCRETE CONCRETE MIX SHALL BE TYPE V 4,500 PSI. CONCRETE JUSTIFIED BY TESTING TO BE IN EXTG FS ELEV 2013 CALIFORNIA PLUMBING CODE (CPC); 2013 CALIFORNIA ELECTRICAL CODE (CEC); NON -CORROSIVE ENVIRONMENT AND NOT IN (NON -SALT WATER, MARINE OR IN CONTACT WITH Z Z ' . - ." 2013 CALIFORNIA MECHANICAL CODE (CMC); 2013 BUILDING ENERGY EFFICIENCY STANDARDS (BEES); SULFATES/ SOILS) MAY BE TYPE 11 2,500 PSI STRENGTH. WALL.008 SCALE1"=1'-O" : '`` "• ' ' ' ' '" ""': •' '" 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE (CBGC); AND THE NEWPORT BEACH MUNICIPAL CODE (NBMC) 3. GROUT GROUT SHALL HAVE A COMPRESSIVE STRENGTH OF 2000 PSI AT 28 DAYS. PLAN LEFT SIDE 11 WALL AT SIDE PROP. LINE .. FLOOD ZONE: 4. MORTAR (ASTM C-270) MORTAR SHALL BE OF TYPE "S" HAVING MIN. STRENGTH OF 2000 PSI. .3 .3Go BOTTOM of EXTG �: .. , ..:...:''::: '. :':.. ..:....�. '� " ' "' "' PROJECTS LOCATED WITHIN FEMA SPECIAL HAZARD FLOOD ZONES ARE REQUIREDPROVIDE DETERMINATION LANE I FOOTING OF SUBSTANTIAL IMPROVEMENT. SEE PLAN CHECK ENGINEER OR PLAN CHECK SUPERVISOR FOR ASSISTANCE. LIQUIFACTION ZONE: 5. STEEL REINFORCING BARS (ASTM 615) REINFORCING BARS SHALL BE MIN GRADE 40, By = 40KSI FOR #4 AND SMALLER AND GRADE 60, By = 60 KSI FOR #5 AND LARGER AS PER ASTM 615 BILLET STEEL. GONTINUOUB LOWEST POINT of RECOP'IPAGTION MINIMUM FOUNDATION EMBEDMENT AND REINFORCEMENT PER CITY POLICY CBC 1803.5.1 1 6. EXPANSION JOINTS EXPANSION JOINTS SPACING SHALL NOT EXCEED 30 FT LENGTH. CITY of NEWPORT 36" PER SOILS REPORT (2) #5 TOP AND BOTTOM, W/MIN. 24" EMBEDMENT FOR FOOTINGS. ZEXISTING BEACH PROPERTY 7. CLEAN OUTS PROVIDE CLEAN OUTS FOR ALL LIFTS GREATER THAN 4 FT. CMU WALL GAP 109 26TH STREET 30 FMI 36" HIGH VERTICAL CU I 4'-6" WIDE NEIGHBORS a N aaa. ALLOWED PER SOILS 8. BLOCK PATTERN BLOCKS SHALL BE INSTALLED IN RUNNING BOND SUCH THAT THE HEAD JOINTS IN SUCCESSIVE 03 C) u REGOI" IMENDATIONS, BEGIN 24" CONCRETE SIDE WALK COURSES ARE HORIZONTALLY OFFSET AT LEAST 1/4 UNIT LENGTHS. 100 20TH STREET TOP OF WALL GAP IN FROM SIDE PROPERTY LINE EXISTING 9. FOOTINGS BOTTOM OF FOOTING SHALL BE LEVEL. STEPPED FOOTING SHALL HAVE THE HORIZONTAL OVERLAP 4 FINISHED SURFAGE REMAINING GRADE ON SITE AFTER EQUAL TWICE THE VERTICAL STEP. USE MIN. OF (2)-#4 BARS (Z BARS) TOP AND BOTTOM AT STEP. DEP'iOLI T ION of STRUC T URE IE APPROX. THERE SHALL BE MIN. 3 INCH COVER FOR ALL REINFORCING BARS IN CONCRETE FOOTING CAST BET WALL FACE z - 9.50 THIS SIDE I AGAINST EARTH. 6X6 X16 SOLID GROUTED CMU WALL BACK of PROPERTY VJ EXTG 11.40 FF 24" MAXIMUM 5 FOOT WIDE SLOT GUTTING PERIODIC & SPECIAL INSPECTION NOTES: (PER ACI 53011) O. FINISHED GRADE SOIL SHALL BE OF EQUAL ELEVATION ON EACH SIDE OF THE FENCE WALL. MAXIMUM OF 6 INCHES 1 LINE /2' ALONG PROPERTY LINES <,Ilh GEOLOGIST 24" OFFSET IS PERMITTED IN THE GRADE LEVEL PROVIDED IT DOES NOT SUPPORT OTHER SURCHARGE X Z TABLE 1.18.1 - LEVEL B QUALITY INSURANCE WALL.OlO LOADS. MINIMUM TEST VERIFICATION OF SLUMP FLOW AND VSI AS DELIVERED TO THE SITE IN ACCORDANCE WITH ARTICLE 1.5 B.Lb.3 FOR SELF -CONSOLIDATING GROUT VERIFICATION OF fa AND fggl PRIOR TO CONSTRUCTION, EXCEPT WHERE SPECIFICALLY EXEMPT BY THIS CODE U W g -7 SLOT GUT AT LEFT SIDE PROPEK I -r LINE with 1. VERIFY COMPLIANCE WITH THE APPROVED SUBMITTALS #4 VERTICAL AND X 2. AS MASONRY CONSTRUCTION BEGINS, VERIFY THAT THE FOLLOWING ARE IN COMPLIANCE: Q PROPERTY CORNER SHALL BE MONUMENTED (LOCATED) BY A LICENSED SURVEYOR PRIOR TO a. PROPORTIONS OF SITE -PREPARED MORTAR / NEIGHBORS ADJAGENT HOUSE CONDITION HORIZONTAL BARS C. GRADE AND SIZE OF PRESTRESSING TENDONS AND ANCHORAGES EVIDENCE OF SIGNED JOINT AGREEMENT SHALL BE FILED WITH THE CITY AT TIME OF PERMIT X d. LOCATION OF REINFORCEMENT, CONNECTORS, AND PRESTRESSING TENDONS AND ANCHORAGES. w X e. PRESTRESSING TECHNIQUE 16. PROJECTIONS SITE WALL IS STANDING ALONE, NON RETAINING MAY NOT FORM PART OF BUILDING OR OTHER X AT 24" O.G. 17. SITE WALLS a. GROUTSPACE F X b. GRADE, TYPE, AND SIZE OF REINFORCEMENT AND ANCHOR BOLTS, AND PRESTRESSING TENDONS, AND ANCHORAGES. x C. PLACEMENT OF REINFORCEMENT, CONNECTORS, AND ANCHORS, AND PRESTRESSING TENDONS AND ANCHORAGES x d. PROPORTIONS OF SITE -PREPARED GROUT AND PRESTRESSING GROUT FOR BONDED TENDONS. SOLID GROUT, (- e. CONSTRUCTION OF MORTAR JOINTS X 4. VERIFY DURING CONSTRUCTION: FINISHED SURFACE a. SIZE AND LOCATION OF STRUCTURAL ELEMENTS X NO HEAD JOINTS = W x C. WELDING OF REINFORCEMENT (ONLY A706 LOW CARBON STEEL) X ELEV. VARIES x e. APPLICATION AND MEASUREMENT OF PRESTRESSING FORCE X Ul f. PLACEMENT OF GROUT AND PRESTRESSING GROUT FOR BONDED TENDONS IS IN COMPLIANCE X 5. OBSERVE PREPARATION OF GROUT SPECIMENS, MORTAR SPECIMENS, AND/ OR PRISMS PER SITE PLAN X C EXTG FS ELEV C Z Z Q VARIES, SEE SITE PLAN LEFT SIDE .. ITT PROPER TY LANE I (2) #4 BARS 111 26TH sTREE T GONTINUOUB ZEXISTING 109 26TH STREET 4 -° F ° 4'-6" WIDE NEIGHBORS a N aaa. EXISTING 03 C) u CONCRETE SIDE WALK 4 EXISTING 4 FINISHED SURFAGE REMAINING GRADE ON SITE AFTER DEP'iOLI T ION of STRUC T URE IE APPROX. - 9.50 THIS SIDE I EXTG 11.40 FF 24" MAXIMUM 5 FOOT WIDE SLOT GUTTING ALONG PROPERTY LINES <,Ilh GEOLOGIST 24" SUPERVISION WALL.OlO SCALE: 1"=1'-O" 4 3Go WALL AT FRONT PIROP. LINE BOT"11 OM of EXTG \ FOOTING LOWEST POINT of RECOMPAGTION 36" PER SOILS REPORT L30 MAXIMUM 36" HIGH VERTICAL GUT ALLOWED PER SOILS REGOMM�NDATIONS SEGIN 24" MINIMUM TEST VERIFICATION OF SLUMP FLOW AND VSI AS DELIVERED TO THE SITE IN ACCORDANCE WITH ARTICLE 1.5 B.Lb.3 FOR SELF -CONSOLIDATING GROUT VERIFICATION OF fa AND fggl PRIOR TO CONSTRUCTION, EXCEPT WHERE SPECIFICALLY EXEMPT BY THIS CODE U MINIMUM INSPECTION INSPECTION TASK FREQUENCY(') CONTINUOUS PERIODIC 1. VERIFY COMPLIANCE WITH THE APPROVED SUBMITTALS 13. STEEL BARS LOCATION DIAMETERS. IN NO CASE SHALL THE CONCRETE COVER AROUND BARS BE LESS THAN 1 1/2 INCHES. X 2. AS MASONRY CONSTRUCTION BEGINS, VERIFY THAT THE FOLLOWING ARE IN COMPLIANCE: Q PROPERTY CORNER SHALL BE MONUMENTED (LOCATED) BY A LICENSED SURVEYOR PRIOR TO a. PROPORTIONS OF SITE -PREPARED MORTAR STARTING THE CONSTRUCTION. X b. CONSTRUCTION OF MORTAR JOINTS X C. GRADE AND SIZE OF PRESTRESSING TENDONS AND ANCHORAGES EVIDENCE OF SIGNED JOINT AGREEMENT SHALL BE FILED WITH THE CITY AT TIME OF PERMIT X d. LOCATION OF REINFORCEMENT, CONNECTORS, AND PRESTRESSING TENDONS AND ANCHORAGES. X e. PRESTRESSING TECHNIQUE 16. PROJECTIONS SITE WALL IS STANDING ALONE, NON RETAINING MAY NOT FORM PART OF BUILDING OR OTHER X 3. PRIOR TO GROUTING, VERIFY THAT THE FOLLOWING ARE IN COMPLIANCE: 17. SITE WALLS a. GROUTSPACE F X b. GRADE, TYPE, AND SIZE OF REINFORCEMENT AND ANCHOR BOLTS, AND PRESTRESSING TENDONS, AND ANCHORAGES. x C. PLACEMENT OF REINFORCEMENT, CONNECTORS, AND ANCHORS, AND PRESTRESSING TENDONS AND ANCHORAGES x d. PROPORTIONS OF SITE -PREPARED GROUT AND PRESTRESSING GROUT FOR BONDED TENDONS. X e. CONSTRUCTION OF MORTAR JOINTS X 4. VERIFY DURING CONSTRUCTION: a. SIZE AND LOCATION OF STRUCTURAL ELEMENTS X b. TYPE, SIZE, AND LOCATION OF ANCHORS, INCLUDING OTHER DETAILS OF ANCHORAGE OF MASONRY TO STRUCTURAL MEMBERS, FRAMES, OR OTHER CONSTRUCTION x C. WELDING OF REINFORCEMENT (ONLY A706 LOW CARBON STEEL) X d. PREPARATION, CONSTRUCTION, AND PROTECTION OF MASONRY DURING COLD WEATHER (TEMPERATURE BELOW 40"F (4.4-C)) OR HOT WEATHER (TEMPERATURE ABOVE 90"F (32.2"C)) x e. APPLICATION AND MEASUREMENT OF PRESTRESSING FORCE X U�N�� f. PLACEMENT OF GROUT AND PRESTRESSING GROUT FOR BONDED TENDONS IS IN COMPLIANCE X 5. OBSERVE PREPARATION OF GROUT SPECIMENS, MORTAR SPECIMENS, AND/ OR PRISMS X 11. SOILS FOOTING DEPTH SHALL BE MIN 12 INCHES INTO UNDISTURBED NATURAL SOILS. FOOTINGS SHALL BE MIN OF 24 INCHES DEEP IN LIQUEFACTION ZONE AND SHALL HAVE MIN (2) #5 TOP AND BOTTOM. U ALL CELLS SHALL BE SOLID GROUTED IN WALLS. N 12. GROUTING N STEEL REINFORCING BARS SHALL BE PLACED IN THE CENTER, ALL BAR LAPS SHALL BE 48 BAR cv 13. STEEL BARS LOCATION DIAMETERS. IN NO CASE SHALL THE CONCRETE COVER AROUND BARS BE LESS THAN 1 1/2 INCHES. W (3" ADJACENT TO SOILS) REINFORCING BARS SHALL BE CLEAN OF ALL RUST. Q PROPERTY CORNER SHALL BE MONUMENTED (LOCATED) BY A LICENSED SURVEYOR PRIOR TO STARTING THE CONSTRUCTION. Z� 14. PROPERTY CORNERS COMMON WALLS SHALL BE DOCUMENTED BY JOINT AGREEMENT TO BOTH LOTS IN WRITING. EVIDENCE OF SIGNED JOINT AGREEMENT SHALL BE FILED WITH THE CITY AT TIME OF PERMIT 3 15. SHARED COMMON WALLS ISSUANCE. NO PROJECTIONS ALLOWED IN THE PUBLIC RIGHT OF WAY INCLUDING STONE CAP OR TRIM. Q 16. PROJECTIONS SITE WALL IS STANDING ALONE, NON RETAINING MAY NOT FORM PART OF BUILDING OR OTHER r STRUCTURE. 17. SITE WALLS IN FROM SIDE PROPERTY LINE (a) FREQUENCY REFERS TO THE FREQUENCY OF INSPECTIONS, WHICH MAY BE CONTINUOUS DURING THE TASK LISTED OR PERIODICALLY DURING THE LISTED TASK, AS DEFINED IN THE TABLE. SLOT OUT AT RIGHT SIDE PROPERTY LINE with 13 0-0" STAN DAIZD BLOCK WALL, NON-RETAI N I N G 8 NEIGHBORS ADJACENT HOUSE CONDITION REVISIONS W U N Z�� N L(i cv W 11-n N Q fv I21) Z� C � 3 Q � r F U E a U�N�� C C L Z Q W U N Z�� °' Q W C) W 11-n N 6 ' I21) Z� � � 3 *U�C2 19 C/ DRAWN CHECKED DATE JOB NO. SHEET IDP2 24 REVISIONS X" INDICATES DECK ARE of DECK OPENING with 20" WIDE SHEAR WALL AT EACH SIDE TYPICAL SLOPING MAXIMUM TOP of RIDGE SHEATHING TILE ROOF MATERIAL BEFORE APPLICATION of ROOF MATERIAL MAXIMUM TOP of RIDGE SHEATHING 15 39.002 ELEVATION or 28'-8" ABOVE BEFORE APPLIGA71ON of ROOF MATERIAL TYPICAL SLOPING ESTABLISHED GRADE ELEVATION TYPICAL LOUVERED 15 39.62 ELEVATION or 28'-8" ABOVE TYPICAL SLOPING TILE ROOF MATERIAL ATTIG VENT ESTABLISHED GRADE ELEVATION MATERIAL TILE ROOF MATE 29'-0" FINISHED ROOF HEIGHT LIMIT SLIDING DOOR 29'_0" FINISHED ROOF HEIGHT LIMIT 29'-O" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ABOVE ESTABLISHED GRADE ABOVE ESTABLISHED GRADE - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ELEVATION of 39.96 ELEVATION of 39.96 IJ I Ill Jill it lilt Jill [1 111111 Jill 11 111111 ilid IIIIII ill ELEVATION of 39.9E fill[ lid 11 111111 Will ill IIIIIIIIIII IIIIIIIIIIIIIIIIIIIii 11111 ill 1111 11111 !Ill[ [1111 !Jill JIM 1111 O - -- DOOR HG If Ill till 11 Jill 11 Ill 11 1111 11 )ill 11 111111 Jill 11 1111 11 Jill I Ill I Jill 11 Jill 11 lVml 11 111111 Ill 11 111111 11 111 L TOP PLATET TG AT ROOM - - - - 24'-O" HEIGHT LIMIT ABOVE 20 1 1 =6 OPENIN 2C3" 24'-O" HEIGHT LIMIT ABOVE 24'-O" HEIGHT LIMIT ABOVE ESTABLISHED GRADE E57ABL15HED GRADE '� T ` = _ _ ' ' \ _ESTABLI5HED GRADE ELEVATION of 34.96 �P1G gL >apg�N �T r ELEVATION of 34.90 - ELEVATION of 34.96 1 ^ N STUCCO h TOP of ro TOP of O N l9p GUARD l9 .1:. .'. .' TYPICAL GUARD TYPICAL SLOPING ? STUGGO z r O TILE ROOF MATERIAL 36" x 24" LOUVERED TYPICAL ] (v r J N WALL VENT STUCCO r 3RD F.F. 3RD F.F. ATTIC AREA ATTIC, AREA 3RD F.F. ( L- 7 -- -- -- -- _ -- --- _ -- -= -- -- _--- -, _- Q X 11 1111 11 1 Pill I I 1 11 11 11 11 1 TOP PLATE TOP PLATE _ TOP PLATE TOP PLATE TOP PLATE TOP PLATE TOP PLATELL 6 E U WINDOWWINDOW WINDOW s cel U W I � � I HOT HOT � � / / \ / \ / \ � � HOT L (� CV / \ to Q MITERED // \ TYPICAL MITERED GLASS SIDING 2-7 \ / GLASS v zo CORNER \ /' O CD O \\ /' ' CORNER O coCID ( l N 1 TYPICAL / TYPICAL SIDING Q Q TYPICAL SLOPING STUCCO- TYPICAL TILE ROOF MATERIAL Z a STUCCO;.. 2ND F.F. 2ND F.F. 2ND F.F. 2ND F.F. 2ND F.F. .I 2ND F.F.. 2ND F.F. ------------------------------- ------ - --- ----- ---------- 11 11 IT 11 11 Ill I I 1 11 JIM 11#11 IN will 11 11 1 11 11 11 m [� r 11111 111111 111111 11 !! 1111 1 TOP PLATE _ TOP PLATE TOP PLATE TYPICAL TRIr1aAND TYPICAL TRIMBAND TYPICAL TRIMBAND TOP PLATE DOOR HGT TOP of OPENING WINDOW { TG TG TO TG TG HOT TOP of WALL \ 1. I : SIDE 1 O 1'' .. - I I ,5-7 5-1(j)Cl) PROPERTY �0 co REAR 9' \ U N LINE h l9 PROPERTY r \ LI LINE TYPICAL ( TYPICAL 10.35 TG- - -- - - 82---- 1. / / STUCCO / //STUCCO .�ffij 1 (9. FL) Z 1.251 11.45 TOP of CURB. / / \/ESTABLISHED GRADEST F.F. - 15T F.F. 11.25 TOP of CURB -� / 1.25 1ST F.F. - 15T F -F. L I I ELEVATIONof10.96 - ---- ------ -- ---- - _ --- `��� EXISTING FACE of CURB � � � �------- J GI TYPICAL FOLDING DOORS D� CDS ESTABLISHED GRADE 4'-6:: LLI } ESTABLISHED GRADE ��' (10.35 TC) SIDING Lho L� ELEVATION of 10.96 �� ELEVATION of 10_96_ 0.96 1oD� S njh ( 9.82 FL) 3' 1" 18'-10" 3'-1" ( 9.99 TG) 0 N m FRONT (0.43 FL) PROPERTY FRONT ELEVATION SIDE LEFT SIDE ELEVATION LINE 0 3 LINE Z MI?JfIMUM TOP of RIDGE SHEATHING TYPICAL SLOPING BEFORE APPLICATION of ROOF MATERIAL TILE ROOF MATERIAL 15 39.62 ELEVATION or 28'-8" ABOVE MAXIMUM TOP of RIDGE SHEATHING TYPICAL SLOPING ESTABLISHED GRADE ELEVATION TYPICAL SLOPING BEFORE APPLICATION of ROOF MATERIAL IS 39.62 ELEVATION or 28'-8" ABOVE TYPICAL LOUVERED TILE ROOF MATERIAL TILE ROOF MATERIAL ESTABLISHED GRADE ELEVATION ATTIC VENT �SEO ARCy�T OF' � MORGq F 29'-0" FINISHED ROOF HEIGHT LIMIT 20-0" FINISHED ROOF HEIGHT LIMIT 29-0" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ABOVE ESTABLISHED GRADE ABOVE ESTABLISHED GRADE ELEVATION of 39.96 ELEVATION of 39.96 11 1111 lilt 1111 11 11 1 1 11 11 1 1 11 ELEVATION of 39.96 No. C 22567 ill iiiiii JIM ilifillilil Ill Ln Expires 1111111 111111T 11 11 IT I Jill 111111111111 \\12L O TOP PLATE WINDOW 111 11 1111 11 11 11 11 111111 1 11 111111 111111 111111 1111 Illf 11 IT 11 Ill 11 111 TOP PLATE OF CAS\F \< M, G' WELL 24-0" HEIGHT LIMIT ABOVE - HGTS \...: ACCESS 170C?R ..:; ESTABLISHED GRADE Oi TDOw / \ i �, ELEVATION of 34-96 �.I TOP of Q TYPICAL TOP of WALL \ t TOP of WALL l9 36"x48" I // .. GUARD rn STUOCO---� TYPICAL l9 LOUVERED TYPICAL m ul / 2'_0 TG \ TG STUCCO WALL VENT / STUCCO r n1 i \ C nl 3RD F.F. ATTIC' AREA /, ATTIC .AREA q BIRD F.F.. :; ATTIC AREA ?TTIG AREA: --. - - - - --._-. DECK FS _ --_ - --- -- \ �� -__- TOP PLATE TOP PLATE i' - - - TOP. PLATE ,:.' TOP PLATE III p PLATE TOP'PLATE:. TOP PLATE WINDOW WINDOW WINDOW WINDOW WINDOW HOT HOT- HOT HGT... \ HGTS TG / \ 2:-7: \ TYPICAL- Ell 7- PICAL' 7. \ = Q SIDING// TUGGO O O TYPICAL " 1 STUCCO i EGRESS O i .: \ (V Id .. .: .. 1 TO TG W NDOW WIIUDOW Om 2ND F.F. 2ND. F.F. 1 2ND' F.F. 2ND F.F. 2ND F.F. 2ND F F. .2ND F:F. ' 2ND. F.F. _ 2ND F.F. 2ND F.F. ---------------------------------------------- ------------------------------------------------------=-- ----------- -------------- TOP PLATE TYPICAL TRIMBAND TYPI TRIMBAND TOP PLATE TYPIGAL TRir'IBAND TYPICAL TRIMBAND ��� ��' TYPICAL TRIMBAND TYPICAL TRIMBAND TOP PLATE - - - - - i TOP of OPENING TYPICAL j { TOP PLATE TO% of OPENING 6" / \ TOP of STEPS STUCCO FRONT 2- / \ �' \�� I N.STAIR III 15.00 TW 16.50 TU PROPERTY ' \ \ LINE r- J BOTTOM of'.... O TYPICAL SIDE SIDE p O 1 J� O STUCCOREAR ; rD 1 STIR LANDING. 54, H TOP of WALL \ h l9 PROPERTY " PROPERTY 13-00 ! TYPICAL 48' MIN. CLEAR ELECTRIC PROPERTY l9 LINE LINE Q� j STUCCO EGRESS. REQ.UIFZED METER LINE r 1� WINDOW BEL:OW.STAIR. 1. -FOP of URB _11.45 TOP aF CURB A `�) �� nl 11.45 TOP of CURB 11.2 TOP of URB C ESTABLISHED GRADE IST F.F.1.25.15TIiF.F." _ 5 O G ELEVATION of 10.96 J 1 o ESTABLISHED GRADE �� SECTIONAL �� TYPICAL ESTABLISHED GRADE oJ� ESTABLISHED GRADE Oj r.9� Z 1 GARAGE DOOR 3 RECESSED GAS ELEVATION of 10.96 �`S 10' cs SIDING ELEVATION of 10.96 METER ELEVATION of 10.96 p�^ 5'-0" T _0 GARAGE FINISHED Q 5URFGAGE > 1REA1R ELEVATION 1RIGHT SIDE ELEVATION W FIRE NOTES HEIGHT 1. EXTERIOR WALLS AT EACH SIDE of HOUSE and GARAGE IF 5 T U G G O NOTE CONSTEKED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION SIDING NOTE C E 12T I F I G,�T I O N CONSTRUCTION- for THIS PROJECT. ALL NEW HORIZONTAL SIDING SHALL BEA "JAMES HARDIE" PRODUCT. INSTALL SMOOTH HARDIEPLANK SIDING" over " TYVEK " MEMBRANE PER G.B.G. NEW SIDING SHALL BE 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D° RECEIVE A PAINTED FINISH. EXPOSURE TO WEATHER 15 7 INCHES. INCLUDING VENTS. of GROUP R-3 � GROUP U OCCUPANCIES WHERE PAPER OR '"TYVEK" MEMBRANE OVER ALL WOOD BASED SHEATHING PER COLOR TO BE PAINTED "WHITE" 12E Q U 112E D THE EXTERIOR WALL 15 CLOSER THAN 3 FEET TO THE PROPERTY GBG 2510.6 per G.R.G. 8703.6.3, G.B.G. 2510.6 LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) SCALE ALL STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH RADIUSSED / " - 1'-G' 3. ONE HOUR WALL A55EMBLIE5 SHALL EXTEND FROM THE GORNERS. DRAWN FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R302.3 ESTABLISHED G1�ADE WEEP SCREED FOR STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS G.R.G. 8703.6.2.1 CHECKED FLASHING NOTES ELEVATION IS 10.�� DATE ALL ROOF TO ROOF and/or WINDOW, DOOR, DEGK, ETC. FLASHINGS SHALL BE D 0 0 R and WINDOW NOT E5 SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6" WIDE STRIP OF "BT' JOB NO. T R I M N 0 T E S MEMBRANE WHICH 15 PLACED OVER THE WINDOW AND DOOR FRAME FLANGES SHEET ON ALL SIDES. ANY ROOF OVERHANGS PARALLEL TO THE SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE ADDRESS NOTE A---3 CONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. THE STREET ADDRESS NUMBERS SHALL BE SIZED. and LOCATED ON THE RESIDENCE PER N.B.M.C. SECTION NORTH ARROW �S RIDGE BEAM ROOF SHEATHING 12 2 x 10 RAFTER 29'-0" FINISHED ROOF HEIGHT LIMIT D-3 JOISTS ABOVE ESTABLISHED GRADE ELEVATION of 39.90 — — — — — — — — — — — — — 12 FIN 24'-0" HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 34.96 ESTABLISHED GRADE ELEVATION of 10.96 nl WINDOW HOT / \x� OPEN DEGK I TYP. WINDOW ro O r 2 x 6 STUDS with R-19 BATTEN INSUL. 2ND FF / TOP PLATE I DOOR HOT cp O TYPICAL— i GMU WALL TING -ET FRONT PROPE LINE MATERIAL GOVERED DEGK TYP. DECK F SHEATHING TYP. DECK JOI5T5 / R-30 BATTEN INSULATION LIVING ROOM TYP. FLOOR SHEATHING TYP. 14" Til FLOOR `� JOISTS / R-30 BATTEN 13 INSULATION D-4 FAMILY ROOM I I 1 ( X FD1 SETBACK SECTION A 10 TYPIGAL SLAB FOUNDATION SYSTEM BEDROOM #4 3RD FF KITCHEN I r15 #3 15 ALLOW 4" for ROOF MATERIAL R-30 BATTEN INSULATION ROOF SHEATHING 2� 2 x 10 RAFTER5---i UNFINI5HEED ATTIC AREA 2 x 6 STUD WALL G ALLOW 4' for ROOF MATERIAL _ 11 � D-3 I / ( — — — — — — — — — — — — — — — — — — — — — ��—�� 15 ATTIC AREA NOT TO CONTAIN ANY AIR / D-3 STAIRS #2 REGISTERS, ELECTRICAL OUTLETS or LIGHTING OTHER THAN REQUIRED BY CODE. NOT TO R-30 BATTEN % CONTAIN ANY INSULATION, DRYWALL or SIMILAR r INSULA7-ION WALL FINISHING MATERIALS / TOP PLATE REVISIONS a� Ln cl r Oci O � r �N =gym :3 U � N v- r C CID Q Z Q m W � U C-4 Z+� W °' Q Q�U W 6 �im Zit � � 3 USED ARCy/T MORO N No. C 22567 A Expires 1/31/19 OF c P, Q Z O U W 5UALL DRAWN CHECKED DATE JOB NO. SHEET A--3,1 TYPICAL DECK DRAIN with OVERFLOW TYPICAL SLOPING ROOF MATERIAL TYPICAL DOWNSPOUT LOCATION 36" SIDE SETBACK LINE TYPICAL SLOPING ROOF MATERIAL TOP of RIDGE SHT'G AT 28'-8" ABOVE EST. GRADE = 39.62 ELEVATION TOP of RIDGE SHT'G AT 28'-8" ABOVE EST. GRADE = 39.62 ELEVATION TYPICAL SLOPING ROOF MATERIAL 36" SIDE SETBAGK LINE IM 1'-0' TYPICAL ELASTOMERIC MEMBRANE ROOFING IN MECHANICAL WELL AREA LINE 25.00' r;o v 0 n iy 3. ALL 3RD FLOOR ROOF DEGK and FLAT ROOF AREA FINISHED MATERIALS SHALL BE A U .. .... J W .. :. Z�� W N APPLIED over DEGK or ROOF SHEATHING PER MANUFACTURE'S REGOMMENDATIONS. (y J ESR # 2785. SLOPE ALL DECK or FLAT ROOF AREAS AT %4' PER FOOT MINIMUM UNLESS i- O r NOTED OTHERWISE ON THE ROOF PLAN. ci m ..TaH. U) TaF.. z 4 ALL ROOF TO ROOF or ROOF TO WALL FLASHING SHALL BE STAINLESS STEEL. W II F oo � � u o0 on IL ATTICTEFJ^dE— Z Q �STIG OUTLINE r 32" x 80" MECH. L , AREA ACCESS DOOR W IIS IIO d Q TYPICAL A-11 1 IC QII TYPICAL SLOPING VENT, ONE of FOUR W REQUIRED II ROOF MATERIAL 3' 1" �m II lI TOP of RIDGE SHT'G 2'-1" AT 28'-8" ABOVE z W N WI EST. GRADE = 39.62 z ELEVATION Ilo � of �IQ ED 3I QII it ` I 18'_10" TOP of RIDGE SHT'G REQUIREMENT of 3.08 S.F. SEE ROOF PLAN for LOCATIONS. AT 28'-8" ABOVE 3RD FLOOR OUTLINE — — 2'-7" o N tcl 9< co L 3:12 � RIDGE Z 312 �4 z ALF 3:12 IW o IJ I0 0 RIDGE J 0 O O 312 3RD FLOOR OUTLINE I� 0 W o iv zv c_ II 111.1 J �_ v Nw Vn�tv,OI II i �1 (VW Ill. ~I II L_ DEC. OUTLINE _ _ _ _ _ _ _ III W F . III TYPICAL, DEGKLL;. 2 DRAIN with OVERFLOW..., _ o� I 6:12\N, (V v i �m r Ul cu iy w PROPERTY LINE 24.99' ACTUAL TOP of WOODEN GUARDRAIL CAP IS 22'-2" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.96 = 34.96 MAXIMUM ALLOWED HEIGHT IS 24'-0' ABOVE THE ESTABLISHED GRADE of 10.96 = 34.96 ROOF PLAN 30" MAXIMUM 2N1) FLOOR CANTILEVERED INTO REAR 5'-0" SETBACK 1'-0" TYPICAL DECK DRAIN with OVERFLOW AG CONDENSER LOCATION IN MECH WELL. HVAC CONTRACTOR TO PROVIDE SEPARATE PERMIT FOR AC CONDENSER with SOUND CALCULATIONS AS A DEFERRED SUBMITTAL TYPICAL SLOPING ROOF MATERIAL TYPICAL HEIGHT GEIRT IFICAT ION REQUIRED ESTABLISHED GRADE ELEVATION IS lO.Oro FIRE MOTES 1. EXTERIOR WALLS AT SIDES of HOUSE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. APPLY STUCCO FINISHES AS REQUIRED PER CBC TO ACHIEVE ONE HOUR FIRE RESISTIVE CONSTRUCTION LOGATION ROOF PLAN NOTES 1. ALL SLOPING ROOF MATERIAL ON SLOPING ROOFS SHALL BE A GLA53 "A FIRE RATED 36" SIDE CONCRETE TILE ROOF MATERIAL BY "EAGLE ROOFING PRODUCTS' COLOR TO BE SELEGTED SETBACK LINE BY THE OWNER and INSTALLED PER MANUFACTURE'S RECOMMENDATIONS. ESR REPORT =1900 2. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT = 10 POUNDS. 2' -l" TYPICAL ELASTOMERIC MEMBRANE ROOFING ON 3RD FLOOR DECK AREA TYPICAL SLOPING ROOF MATERIAL 36" SIDE SETBACK LINE 2ND FLOOR ROOF EYEBROW SECTION BELOW IST FLOOR ROOF EYEBROW SECTION BELOW NORTH ARROW REVISIONS 3. ALL 3RD FLOOR ROOF DEGK and FLAT ROOF AREA FINISHED MATERIALS SHALL BE A U GLASS "A FIRE RATED ELASTOMERIG ROOF MEMBRANE FINISH BY 'POLYGOAT PRODUCTS' Z�� W N APPLIED over DEGK or ROOF SHEATHING PER MANUFACTURE'S REGOMMENDATIONS. (y ESR # 2785. SLOPE ALL DECK or FLAT ROOF AREAS AT %4' PER FOOT MINIMUM UNLESS i- O r NOTED OTHERWISE ON THE ROOF PLAN. ci m W C z 4 ALL ROOF TO ROOF or ROOF TO WALL FLASHING SHALL BE STAINLESS STEEL. J NO GALVANIZED IRON IS ALLOWED. Z Q � r W S. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN Ya" MINIMUM TO 0- %4' SQUARE MAXIMUM SCREEN MESH. d TYPICAL SLOPING a W ROOF MATERIAL 3' 1" 2ND FLOOR ATTIC VENTILATION CALCULATIONS 2'-1" ATTIC SPACE IS APPROX. 462 SO. FEET = 3.08 MINIMUM SO. FEET OF VENT DIVIDED BY 150 AREA REQUIRED U�Nco USE (4) ROOF VENTS of %2 of A 24" DIAMETER RADIUSSED COPPER ROOF VENT of 1.50 S.F. EACH AT 4 X 1.5 = 6.00 S.F. of VENTILATION WHICH EXCEEDS THE MINIMUM TOP of RIDGE SHT'G REQUIREMENT of 3.08 S.F. SEE ROOF PLAN for LOCATIONS. AT 28'-8" ABOVE 6" d EST. GRADE = 39.62 NOTE 2'-7" ELEVATION 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH MINIM TO YZ MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, co 2' -l" TYPICAL ELASTOMERIC MEMBRANE ROOFING ON 3RD FLOOR DECK AREA TYPICAL SLOPING ROOF MATERIAL 36" SIDE SETBACK LINE 2ND FLOOR ROOF EYEBROW SECTION BELOW IST FLOOR ROOF EYEBROW SECTION BELOW NORTH ARROW REVISIONS W m U � Z�� W u l (y i- O N ci m C � 3 Z Q � r a W �� U�Nco co L � Z Q W m U � Z�� LSU i- 6 ci m � � 3 Z No. C 2256 Expires \� OF 3CAIL���/ z a LL O O SCALE DRAWN CHECKED DATE JOB NO. SHEET Ammm4 A 1 1 P: Y 157 FLOOR PLAN 2ND FLOOR PLAN 3RD FLOOR PLAN SQUARE FOOTAGE GALGULATIONS 1ST FLOOR.................................................................................................. 592.34 S.F. N 2ND FLOOR................................................................................................ 1,084.15 S.F. 3RD FLOOR 226.30 S.F. �ci TOTAL LIVABLE........................................................................................ 1,902.79 S.F. Q GARAGE 372.74 S.F. O 5TRUGTURAL.............................................................................................. 2.275.53 S.F. "`•. r MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................ 2,280 S.F. w3„ a 3RD FLOOR DEGK...................................................................................... 284.74 S.F. RigTi�p�r�3�1MAI REVISIONS N No. C 2256 Expires \� OF 3C A1��F �/ 0) z O 5UALL DRAWN CHECKED DATE JOB NO. SHEET SF N Ln N U �ci r °' Q W Q�U O W r (im � � � 3 CA Cfl :3 : � co Q � co Q N No. C 2256 Expires \� OF 3C A1��F �/ 0) z O 5UALL DRAWN CHECKED DATE JOB NO. SHEET SF m W U � Z+� °' Q W Q�U W 6 (im Zit � � 3 N No. C 2256 Expires \� OF 3C A1��F �/ 0) z O 5UALL DRAWN CHECKED DATE JOB NO. SHEET SF NOTE: REC NORTH SCALE: 1"=8' OT PLOTTED IF ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. VICINITY MAP 0 LEAD AND TAG L.S. 4653 AT P.L. CORNER LEGEND (123.45) () n Mqq_j N.G. P.P. WM F.F. G.F. CONC F.S. M.H. P A.C. T.G. DESCRIPTION MEAS. ELEVATIONS REC. BRG. & DIST. DECK BRICK WALL BUILDING PROPERTY LINE FENCE BENCH MARK NATURAL GRADE POWER POLE WATER METER FINISH FLOOR GARAGE FLOOR CONCRETE FINISH SURFACE MAN -HOLE PLANTER ASPHALT TOP -GRATE RdM SURVEYING INC. RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSU RVEYI NG@COX. N ET DCIV I rZm LINE TOPOGRAPHIC SURVEY JOB: 68-19 DATE: 11/28/17 ESTABLISHED GRADE GALGUL.ATIONS POINT #1 ......... POINT #2 ....... POINT #3 ....... POINT #4 10.71 FS 10.4.3 FS 12.00 FS 10.71 NO SUBTOTAL of ELEVATIONS ...... 43.85 43.85 DIVIDED BY 4 = 10.O0 ESTABLISHED GRADE OWNER: CARL THON ADDRESS OF PROJECT: 109 26TH STREET NEWPORT BEACH, CA W Z W W Z 07 LEGAL DESCRIPTION: LOT 31 OF BLOCK 26 OF M.M. 3/26 BENCH MARK: LEAD AND TAG ELEVATION= 9.99 2 H co N SAND SSR\ U� RON FO MIEDEMA p * NO. 4653 EXP. 9/30/19 Q OF C REVISIONS � No. C 2256 �, Expires \� �F3CA1L��/ SUALL /4, = 1.-0.- DRAM .-0„DRAWN CHECKED DATE JOB NO. SHEET T-1 a� ►11 N U � � r N °' Q W O W a Q � � � Q � F I— m v � CA � co �co zQ � No. C 2256 �, Expires \� �F3CA1L��/ SUALL /4, = 1.-0.- DRAM .-0„DRAWN CHECKED DATE JOB NO. SHEET T-1 m W U � Z�� °' Q W W a Z�} � � 3 z I— � No. C 2256 �, Expires \� �F3CA1L��/ SUALL /4, = 1.-0.- DRAM .-0„DRAWN CHECKED DATE JOB NO. SHEET T-1 Zoning Administrator - April 26, 2018 ITEM NO. 4a - ADDITIONAL MATERIALS Thon Residence Coastal Development Permit (PA2018-036) Zoning Administrator Resolution No. ZA20184t## Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. 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. CD2018-015 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 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. Best Management Practices (BMPs) and Good. Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. Prior to issuance of a buildina oermit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 9. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 10.Prinr to of .,�, iiai., permit, ta,„ approved rood ��.,uro�,. submitted with the