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HomeMy WebLinkAbout03_Lauderdale Residence Coastal Development Permit_PA2018-082CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT July 26, 2018 Agenda Item No. 3 SUBJECT: Lauderdale Residence (PA2018-082) Coastal Development Permit No. CD2018-034 SITE LOCATION: 3600 Park Lane APPLICANT: Eric Aust Architect OWNER: 3600 Park Lane LLC/ Lance Lauderdale PLANNER: Liz Westmoreland, Assistant Planner 949- 644-3234, Iwestmoreland(anewportbeachca.gov LAND USE AND ZONING • General Plan: Single -Unit Residential Detached (RS -D) • Zoning District : Single -Unit Residential (R-1) • Coastal Land Use Category: Single Unit Residential Detached (RSD -D) — (20.0 — 29.9 DU/AC) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY The applicant proposes to demolish an existing single-family residence and construct a 1,865 -square -foot, three-story single-family residence and a 372 -square -foot two -car garage. The design includes hardscape, walls, landscaping, and drainage facilities. The project complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-034 (Attachment No. ZA 1). 03/13/2018 Lauderdale Residence CDP Zoning Administrator, July 26, 2018 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with one- and two-story, single-family residences with some scattered three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards The development is located on an inland property in a developed area approximately 180 feet from the bay. The project site is separated from the bay (the nearest body of water) by a row of residences and Lake Avenue. The finished floor elevation of the first floor of the proposed structure is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 9.00 -foot NAVD88 finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. Tmplt 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front 6 feet 6 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Allowable Floor Area max. 2,240 square feet 2,237square feet Allowable 3rd Floor Area (max.) 224 square feet 171 square feet Open Space min. 168 square feet 168 square feet Parkin min. 2 -car ara a 2 -car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards The development is located on an inland property in a developed area approximately 180 feet from the bay. The project site is separated from the bay (the nearest body of water) by a row of residences and Lake Avenue. The finished floor elevation of the first floor of the proposed structure is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 9.00 -foot NAVD88 finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. Tmplt 04/03/18 Lauderdale Residence CDP Zoning Administrator, July 26, 2018 Page 3 • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Forkert Engineering & Surveying Inc. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. • The project design also addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located on the Balboa Peninsula near Newport Island. It is not located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on standard R-1 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, Tmplt 04/03/18 Lauderdale Residence CDP Zoning Administrator, July 26, 2018 Page 4 the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. • The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Newport Island and is not visible from the site. The site is located adjacent to 381h Street Park, which is accessible to the public and provides some limited opportunities to view the bay through 37th Street. As currently developed, the existing property and other residences along Park Lane are located within the view shed of the park. However, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. The front and side of the proposed residence, which are visible from the 38th Street Park and 36th Street, contain substantial architectural treatment and visual interest, in -keeping with the design guidelines of the Zoning Code. The new structure would comply with required setbacks, whereas the existing building encroaches into the rear and side setbacks. Lastly, the design includes modulation of volume throughout the structure, an increased front setback beyond what is required by code, and low walls that prevent the appearance of the site being walled off from the park and streets. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. Vertical access to the bay and beach is available adjacent to the site along 36th Street. Lateral access is available on the beach to the west and the 36th Street end to the east where there is a small access point. The project does not include any features that would obstruct access along these routes. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,237 -square - foot single-family residence. Tmplt 04/03/18 J Lauderdale Residence CDP Zoning Administrator, July 26, 2018 Page 5 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Liz W stmoreland, Assistant Planner JM/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-034 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 3600 PARK LANE (PA2018-082) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric Aust, with respect to property located at 3600 Park Lane, requesting approval of a coastal development permit. 2. The lot at 3600 Park Lane is legally described as Lot 1 of Block 136 of the River Section. 3. The applicant proposes to demolish an existing single-family residence and construct a 1,865 -square -foot, three-story single-family residence and a 372 -square -foot, two -car garage. The design includes hardscape, walls, landscaping, and drainage facilities. The project complies with all applicable development standards and no deviations are requested. 4. The subject property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached (RSD -D) — (20.0 — 29.9 DU/AC) and it is located within the Single -Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on July 26, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3, because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the 05-15-2018 7 Zoning Administrator Resolution No. #### Paqe 2 of 8 demolition of one single-family residence and the construction of a new 1,865 -square - foot single-family residence and attached 372 -square -foot 2 -car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 2,244 square feet and the proposed floor area is 2,237 square feet. b. The proposed development provides the minimum required setbacks, which are 6 feet along the front property line abutting Park Lane, 3 feet along each side property line and 5 feet along the rear property line abutting the alley. Portions of the existing residence that currently encroach into the side and rear setbacks are proposed to be demolished and the new structure modified for setback conformance. The highest guardrail is less than 24 feet from established grade (9.00 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with one- and two-story, single-family residences with some scattered three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 05-15-2018 2 Zoning Administrator Resolution No. #### Paqe 3 of 8 3. The development is located on an inland property in a developed area approximately 180 feet from the bay. The project site is separated from the bay (the nearest body of water) by a row of residences and Lake Avenue. The finished floor elevation of the first floor of the proposed structure is 9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 9.00 -foot NAVD88 finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. 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. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Forkert Engineering & Surveying Inc. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 6. The project design also 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. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located on the Balboa Peninsula near Newport Island. It is not located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on standard R-1 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 05-15-2018 9 Zoning Administrator Resolution No. #### Paqe 4 of 8 recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Newport Island and is not visible from the site. The site is located adjacent to 38th Street Park, which is accessible to the public and provides some limited opportunities to view the bay through 37th Street. As currently developed, the existing property and other residences along Park Lane are located within the view shed of the park. However, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 3. The front and side of the proposed residence, which are visible from the 38th Street Park and 36th Street, contain substantial architectural treatment and visual interest, in- keeping with the design guidelines of the Zoning Code. The new structure would comply with required setbacks, whereas the existing building encroaches into the rear and side setbacks. Lastly, the design includes modulation of volume throughout the structure, an increased front setback beyond what is required by code, and low walls that prevent the appearance of the site being walled off from the park and streets. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. 4. Vertical access to the bay and beach is available adjacent to the site along 36th street. Lateral access is available on the beach to the west and the 36th Street end to the east where there is a small access point. The project does not include any features that would obstruct access along these routes. 1.9x"IEel 04EM1lxy69Eel 01 NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-034, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 05-15-2018 1O Zoning Administrator Resolution No. ####i Paqe 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF JULY, 2018. Patrick J. Alford, Zoning Administrator 05-15-2018 11 Zoning Administrator Resolution No. #### Paqe 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 3. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 4. This Coastal Development Permit does not authorize any development seaward of the private property. 5. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 6. 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. 7. 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. 8. 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. 9. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 10. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11. 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. 05-15-2018 12 Zoning Administrator Resolution No. #### Paqe 7 of 8 12. 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. 13. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 14. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 15. 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. 16. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 17. Prior to issuance of building permits, the preliminary WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved WQHP/WQMP and any changes could require separate review and approval by the Building Division. 18. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 19. 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. 20. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 05-15-2018 1 S Zoning Administrator Resolution No. #### Paqe 8 of 8 22. This Coastal Development Permit No. CD2018-082 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 23. 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 Lauderdale Residence including, but not limited to, Coastal Development Permit No. CD2018-034 (PA2018-082). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 05-15-2018 '1-/+ Attachment No. ZA 2 Vicinity Map 03/13/2018 25 VICINITY MAP Coastal Development Permit No. CD2018-034 PA2018-082 3600 Park Lane 03/13/2018 2� Attachment No. ZA 3 Project Plans 03/13/2018 27 deferred submittals THE FOLLOWING PLANS WILL BE SUBMITTED BY OTHERS UNDER SEPARATE PERMIT; ARCHITECT + ENGINEER OF RECORD TO REVIEW, CERTIFY AND APPROVE DRAWINGS PRIOR TO SUBMITTAL: -FIRE SPRINKLER DRAWINGS (SPRINKLERS SHALL COMPLY WITH NFPA 13D) (*OBTAIN FIRE SPINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION) -GUARDRAIL DESIGN, DETAILS AND CALCULATIONS SHALL BE DEFERRED SUBMITTAL AND SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER AND ARCHITECT PRIOR TO SUBMITTAL -AIR CONDITIONING CONDENSER SOUND ATTENUATION DESIGN; CONTRACTOR SHALL DETERMINE EXACT CONDENSER SPECIFICATION AND PROVIDE SOUND LEVEL DATA PER CITY REQUIREMENTS CONDENSERS SHALL BE LOCATED WITHIN ALCOVE AT THE ROOF/3rd FLOOR public works notes 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY 2. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 3. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. 5. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. symbols legend BUILDING ELEVATION REAR BUILDING SETBACK REF. SHEET A3.0 A3.0 ELEVATION MARK -ELEVATION INFO 2016 CALIFORNIA MECHANICAL CODE X DETAIL MARK 2016 CALIFORNIA PLUMBING CODE STRUCTURAL ENGINEER: A6.0 GLASS ELEVATION O REF. SHEET A5.0 DOOR NUMBER01 REF. SHEET A5.0 project data PROJECT NAME: PARK LANE RESIDENCE 3600 PARK LANE NEWPORT BEACH, CALIFORNIA 92663 PROJECT DESCRIPTION: DEMOLITION OF EXISTING 3 BEDROOM 1,016 S.F. HOUSE, PROJECT TO CONSIST OF A NEW 1,865 S.F., SINGLE FAMILY RESIDENCE WITH 372 S.F. ATTACHED, ENCLOSED 2 CAR GARAGE DIMENSIONS FROM 2nd FLOOR TO CENTERLINE OF ALLEY - - EXISTING WATER METER AND SERVICE TO REMAIN AT ALLEY; PROTECT , DURING CONSTRUCTION ----------- Iy -----LJ- CO I APPLICABLE CODES: REAR BUILDING SETBACK 2016 CALIFORNIA RESIDENTIAL CODE AT 1st FLOOR� 2016 CALIFORNIA BUILDING CODE (5' REAR SETBACK) fj 2016 CALIFORNIA MECHANICAL CODE NEWPORT BEACH, CA 92663 TEL 312.907.7977 2016 CALIFORNIA PLUMBING CODE STRUCTURAL ENGINEER: ENERGY CALCULATIONS: 2016 CALIFORNIA ELECTRICAL CODE REAR BUILDING SETBACK CONTACT: SCOTT ROSS WEST PROPERTY LINE (FRONT): 6' 2016 CALIFORNIA ENERGY CODE (TITLE -24) DAMS, CA 95616 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE AT 2nd FLOORf� TEL 714.835.2800 SIDE SETBACK CONSTRUCTION TYPE: GEOTECHNICAL ENGINEER: TYPE V -B SPRINKLERED TRASH CONTAINER STORAGE CIVIL ENGINEER: ALONG SIDE YARD, BEHIND OCCUPANCY GROUP: 6' HIGH FENCE/GATE ----------- R3 TEL 949.642.9309 U (ATTACHED GARAGE) 12" STANDING SEAM METAL ROOF OVER SHALL "VERSASHIELD" FIRE-RESISTANT ROOF ZONING: PROTECTION (ESR #2053) OVER 30 LB. RS -D SINGLE -UNIT RESIDENTIAL DETACHED FELT UNDERLAYMENT, TYP.; MANUFACTURED BY CUSTOM-BILT ASSESSOR'S PARCEL NO.: METAL, CLASS A ASSEMBLY A.P.N.: 423-362-05 ARCHITECT: LANCE LAUDERDALE PARKING 28672 ABANTES PLACE 62 BALBOA COVES COVERED PARKING SPACES PROVIDED IN AN ATTACHED, NEWPORT BEACH, CA 92663 TEL 312.907.7977 COVERED GARAGE STRUCTURAL ENGINEER: ENERGY CALCULATIONS: SETBACKS: ALLOWABLE PROPOSED CONTACT: SCOTT ROSS WEST PROPERTY LINE (FRONT): 6' 6' DAMS, CA 95616 EAST PROPERTY LINE (REAR): 5' 5'-0 1/4" TEL 714.835.2800 *2'-6" 1/4" AT 2nd FLOOR GEOTECHNICAL ENGINEER: NORTH PROPERTY LINE (SIDE): 3 3' CIVIL ENGINEER: SOUTH PROPERTY LINE (SIDE/STREET): 3' 3'-0 1/8" COSTA MESA, CA 92627 FIRE SPRINKLERS: TEL 949.642.9309 HUNTINGTON BEACH, CA 92646 FIRE SPRINKLERS ARE REQUIRED WITHIN THIS STRUCTURE AND SHALL BE SUBMITTED AS A DEFERRED SUBMITTAL UNDER A SEPARATE PERMIT BUILDING HEIGHT: MAX. ALLOWABLE BUILDING HEIGHT: 29' (TO PEAK OF SLOPED ROOF) (+38.00') ACTUAL BUILDING HEIGHT: 28'-11 3/4" (FROM AVG. GRADE TO ROOF PEAK) (+37.98') LOT SQUARE FOOTAGE: SEE DETAIL 25/A6.0 1,751 S.F. FOR ALL ROOF PENETRATIONS, TYP._\ LANDSCAPE AREA: 41 S.F. w U) NON -PERMEABLE AREA: 0 1,710 S.F. 2 HOUSE AREA: z EXISTING TOTAL LIVABLE AREA 1,016 S.F. (TO BE DEMOLISHED) w EXISTING GARAGE AREA 0 S.F. +(TO BE DEMOLISHED) U TOTAL AREA TO BE DEMOLISHED 1,016 S.F. Q PROPOSED 1st FLOOR 601 S.F. PROPOSED 2nd FLOOR 1,093 S.F. 0 Z PROPOSED 3rd FLOOR 171 S.F. + H - PROPOSED TOTAL LIVABLE AREA 1,865 S.F. cn X GARAGE AREA: w PROPOSED TWO CAR GARAGE AREA 372 S.F. 6' TALL SOLID SOLID WOOD FENCE; FLOOR AREA LIMIT: FENCE LOCATED 1,122 S.F. BUILDABLE LOT AREA: ENTIRELY ON 2x BUILDABLE LOT AREA = 2,244 S.F. PROPERTY 2,237 S.F. (1,865 + 372) < 2,244 S.F. ALLOWABLE = O.K. OPEN SPACE REQUIREMENT: 15% OF BUILDABLE LOT AREA TO BE OPEN SPACE 1,122 S.F. BUILDABLE LOT x 0.15 = 168 S.F. OPEN SPACE REQ'D 36 S.F. (1st FLOOR ENTRY) 104.5 S.F. (1st FLOOR PATIO) 27.5 S.F. (2nd FLOOR NEAR BATH #2) + 168 S.F. OPEN SPACE 168 S.F. OPEN SPACE >= 168 S.F. = O.K. ROOF VENTILATION: UPPER, 3rd FLOOR ROOF: NOT REQUIRED SINCE EXPANDED ICENYNE INSULATION TO BE USED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE: ERIC AUST ARCHITECT SHALL SERVE AS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE FOR THIS PROJECT AND SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING; (CBC APPENDIX CHAPTER 1, 106.3.4) COUNTY BENCH MARK / SURVEY: PER THE SURVEY PREPARED BY RdM SURVEYING, SURVEYOR USED CHIS. BOX ELEVATION= 6.81' GENERAL NOTES: ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT DEX-O-TEX DECK COATING SYSTEM (ESR -1757) OR SIMILAR WATERPROOF DECK MEMBRANE SYSTEM; SLOPE TOWARDS DECK DRAINS AT OUTSIDE EDGES N O 0 R' LU 0 i0 0 C0 Ln Z Q c� GARBAGE I �3'- SIDE SETBACK FRONT BUILDING SETBACK PROPERTY LINE DECK SLIM ASC SLIM ASC El EXISTING ALLEY - alley -EXISTING SEWER LATERAL TO REMAIN; PROVIDE NEW SEWER CLEANOUT PER CITY STANDARD STD -406-L N360 - 18'29"W 25.01' SLOPE SLO OPE PE 12L open of dec 6x1 LOUNGERS EXISTING STREET park lane 12" STANDING SEAM METAL ROOF - DEX-O-TEX DECK COATING SYSTEM (ESR -1757) OR SIMILAR WATERPROOF DECK MEMBRANE SYSTEM; SLOPE TOWARDS DECK DRAINS AT OUTSIDE EDGES la��yn�re>ten:1:: O 2 site/roof plan north AO.0 SCALE: 1/4" = 1'-0" OPEN, SLOPED TRELLIS ROOF DRAIN WITH OVERFLOW SCUPPER; DRAIN TO GROUND PROVIDE ICYNENE OPEN CELL ROOF INSULATION, TYP. THROUGHOUT; PROVIDE R-38 MIN. AT ALL ROOFS 12" STANDING SEAM METAL ROOF OVER "VERSASHIELD" FIRE-RESISTANT ROOF PROTECTION (ESR #2053) OVER 30 LB. FELT UNDERLAYMENT, TYP.; MANUFACTURED BY CUSTOM-BILT METAL, CLASS A ASSEMBLY FRONT SETBACK FRONT BUILDING SETBACK sheet index COVER SHEET AO.0 SITE/ROOF PLAN + PROJECT DATA AO.1 TITLE -24 ENERGY CALCULATIONS AO.2 TITLE -24 ENERGY CALCULATIONS AO.3 TITLE -24 RESIDENTIAL MEASURES SUMMARY AO.4 NEWPORT BEACH RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS AO.5 CAL GREEN RESIDENTIAL MANADATORY MEASURES AO.6 FLOOR AREA ANALYSIS AO.7 COASTAL DEVELOPMENT PERMIT RESOLUTION CS1.0 CIVIL SURVEY C-1 PRECISE GRADING PLAN TITLE SHEET C-2 PRECISE GRADING PLAN C-3 GRADING SECTIONS AND DETAILS C-4 EROSION CONTROL PLAN C-5 SOIL REPORT RECOMMENDATIONS C-6 SOIL REPORT RECOMMENDATIONS D1.0 DEMOLITION PLAN A1.0 1st, 2nd + 3rd FLOOR PLANS A2.0 REFLECTED CEILING PLANS A3.0 EXTERIOR ELEVATIONS + SECTIONS A3.1 EXTERIOR ELEVATIONS + SECTIONS A5.0 DOOR SCHEDULE A5.1 WINDOW SCHEDULE A6.0 DETAILS A6.1 DETAILS SGN STRUCTURAL GENERAL NOTES S-1 FOUNDATION PLAN S-2 FRAMING PLANS FD1 FOUNDATION DETAILS SDI STRUCTURAL DETAILS SD2 STRUCTURAL DETAILS HFX1 HFX SERIES FOUNDATION DETAILS HFX2 HFX SERIES FRAMING DETAILS HFX3 HFX SERIES FLOOR FRAMING DETAILS P1.0 SCHEMATIC PLUMBING PLANS E1.0 SCHEMATIC ELECTRICAL PLANS L1.0 LANDSCAPE PLAN project consultants PROPERTY OWNER: ARCHITECT: LANCE LAUDERDALE ERIC AUST ARCHITECT 28672 ABANTES PLACE 62 BALBOA COVES LAGUNA NIGUEL, CA 92677 NEWPORT BEACH, CA 92663 TEL 312.907.7977 TEL 949.637.5220 STRUCTURAL ENGINEER: ENERGY CALCULATIONS: ESI/FME, INC. ALLIANCE 24 TITLE CONTACT: SCOTT ROSS 140 "B" STREET, SUITE 5-276 1800E. 16TH STREET DAMS, CA 95616 SANTA ANA, CA 92701 TEL 530.753.7510 TEL 714.835.2800 FAX 714.835.2819 GEOTECHNICAL ENGINEER: EGA CONSULTANTS CIVIL ENGINEER: 375 MONTE VISTA AVENUE FORKERT ENGINEERING & SURVEYING COSTA MESA, CA 92627 22311 BROOKHURST STREET, #201 TEL 949.642.9309 HUNTINGTON BEACH, CA 92646 TEL 714.693.6793 1 vicinity map AO.0 NOT TO SCALE PROJECT SITE - 3600 PARK LANE site plan + project data 1/4"=1'-0" park lane residence 3600 park lane newport beach, california 92663 frGe'?0 0 1' 2' 4' 8' ref. north 14 june 2018 ©copyright 2018 job #1725 eric aust architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, California 92677 tel 312.907.7977 1g ALLOWABLE 3rd FLOOR AREA: ALLOWABLE AREA SHALL BE 20% OF BUILDABLE LOT AREA 1,122 S.F. BUILDABLE LOT x 0.20 = 224 S.F. MAX. 3rd FLOOR AREA 171 S.F. 3rd FLOOR AREA < 224 S.F. ALLOWABLE = O.K. 3 3rd floor area analysis AO.6 SCALE: 1/4" = 1'-0" 00 I N 19'-0" (19.00) 2 2nd floor area analysis AO.6 SCALE: 1/4" = 1'-0" 0 0 19'-0" (19.00) 0 0 0 I Ln DO I DO 1q'-0 (19.00) 1 1st floor area analysis AO.6 SCALE: 1/4" = 1'-0" floor area analysis plans 1/4"=1'-0" park lane residence 3600 park lane newport beach, california 92663 project area analysis 1,751 s.f. lot area 1,122 s.f. buildable lot area 2 x 1,122=2,244 s.f. allowable project area analysis 601 s.f.1 st floor (livable) 1,093 s.f. 2nd floor (livable + 171 s.f. 3rd floor (livable 1,865 s.f. total livable 372 s.f.1 st floor (garage) 2,237 s.f. total floor area open space provided 36 s.f.1st floor (at entry) 104.5 s.f.1 st floor (at PATIO) + 27.5 s.f. 2nd floor 168 s.f. (168 req'd) IC D. FUST C-29374 �iEU_ AL DATE / 9 //&, 0 1' 2 4' 8, ref. north 14 june 2018 ©copyright 2018 job #1725 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, california 92677 tel 312.907.7977 ?0 Num In 0' 8' 16' SCALE: 1"=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IE ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEGEND DESCRIPTION (123.45) MEAS. ELEVATIONS C ) REC. BRG. & DIST. = DECK # BRICK WALL - - BUILDING PROPERTY LINE FENCE BENCH MARK N. G. NATURAL GRADE P.P. POWER POLE WM WATER METER F.F. FINISH FLOOR G.F. GARAGE FLOOR CONC. CONCRETE F. S. FINISH SURFACE M.H. MAN -HOLE P PLANTER A. C. ASPHALT T. G. TOP -GRATE 37TH STREET 36TH STREET VICINITY MAP RdM SURVEYING INC RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@C❑X.NET MONUMENT N❑TES CF.W. 0.8 GUTTER AC W S� up ►"' CL I �C 0 CONC. 5.0 S� # # — (21.48) CONC. RIDGE 1 STORY BUILDING 3' CHAIN CONC. �2o LINK FENCE # #�_X_ Li 0-w 0 �z aJ S, AC o� CENTER CONC. I� LINE Co (.28TC) �S� o 2� AC TIC X 1�pC m gtiFS, ; (6.9 0TC) C0 (6.88FL) CONCH C0NC.3a � `�� CONC • r o �b' AC AC • INDICATES SET LEAD AND TAG STAMPED L.S. 4653 ON P.L. PROD, 3.00' FROM THE CORNER IN THE FRONT, AT THE CORNER IN THE ALLEY. TOPOGRAPHIC SURVEY JOB: 68-16 DATE 11/8/17 — 14.5 I� W CONC. CONC. Zo�S 5.0 F o2 CENTER �bq2 CONC. �� LINE CONC 00 1 QQ. N CONC. \✓M S� S� eF SEW E�o�DIRT N5343 06 E 70.02 DIRT PROLINFERTY CON.`�CONC. `b0 ` DIRT DIRT DIRT CONC GAS METER WM cb�S (u`gyp LoCONC. LGAS TER BUILDING # #_ CONC. N 304 <<, CONC. SFS, PROPERTY O FH `/. CONC. LINE CONC. AC La AC CENTER oFS, LINE 36TH OWNER: LANCE LAUDERDALE 1 STORY BUILDING v N� /0.6//E– 70 -OL CONC'' _ CONC. CONC. (7.13FS) VJ PROPERTY LINE I 2h �j co CONC. 4/,� o J� � 4 S� m CONC. z mob' S� vS �S CONC. CONC. �aF 2° (7.14TC) CONC. `b. ONCE CONC. AC 2�S I ` 5� AC `b. AC AC AC `00b STREET S� LEGAL DESCRIPTION LOT 1 OF BLOCK 136 OF RIVER SECTI❑N BENCH MARK CHIS. BOX ELEVATI❑N= 6.81 ADDRESS OF PROJECT; 3600 PARK LANE NEWPORT BEACH, CA LAND X&, , RON MIEDEMA A N0. 4653 EE 9/30/19 Q 20 CONSTRUCTION NOTES: 1O CONSTRUCT 6" MIN CONCRETE DRIVEWAY O CONSTRUCT 4" MIN CONCRETE HARDSCAPE O3 INSTALL 6" SO GRATE DRAIN ® INSTALL 4" FLAT GRATE DRAIN O INSTALL PERFORATED DRAIN/TRENCH PER DETAIL SHEET C2 © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN O7 INSTALL 4" TRENCH DRAIN PER DETAIL SHEET C2 ® CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184—L 9@ INSTALL 8" SO FLAT GRATE DRAIN PER DETAIL 10 PLACE GRAVEL ROCK PER LANDSCAPE PLANS (D CONSTRUCT 6" CONCRETE CURB EARTHWORK RAW CUT: 2 CY RAW FILL: 15 CY 6" TOPSOIL MIN �7 O 4"0 FRENCH DRAIN PERFORATION ® BOTTOM 3/4"CRUSHED ROCK FILTER CLOTH 18" LAP 12" ® TOP 5 PERFORATED DRAIN/ TRENCH DETAIL NTS DIMENSIONS DETERMINED PROP 4" DRAIN 6" MIN WIDE PEDESTRIAN SAFE FINISH BY GRATE FRAME OUTLET FRAME & GRATE 3/8"SLOT GROUND DIMENSIONS, DIMENSIONS, USE FRAME OPENING. EAST JORDAN IRON WORKS OR EQUAL (800) 874-4100 DECOMPOSED GRANITE 3" DOWNSPOUT _ EXISTING N4 REBAR BASEMENT FINISH FLOOR BFP BOTTOM CONC o DWY 4" DRAIN PIPE TRW( ELECTRIC MANHOLE ) . . ate K4, 10tet. 6. FD FOUND to Ata p�dv pm "p pt�I FLOWLINE FF "'lafi,p'lafi,p'lafi,p'lafi,p'lafi,p� FG FINISH GRADE ��Y !may !may !may !may FILL THIS PORTION W-/ CRUSHED FP FINISH PAD ROCK AFTER POURINGGRATE FINISH SURFACE CRUSHEDROCK// 12" SUPPORT CURB. \NJ P N LT GFP GARAGE FINISH PAD A— DIG A 24" WIDE X 18" DEEP TRENCH GAS METER HH B— PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE HIGH POINT C— FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED D— FORM AND POUR PERIMETER CONCRETE CURB ROCK IE E— FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH LEAD AND TACK n TRENCH DRAIN t MANHOLE MON. NTS NTG NOTHING GRATE 4" DRAIN PIPE (OUT) i I 4" PIPE TO DRAIN TRENCH. SET INVERT 2" BELOW OUTLET. 8" CATCH BASIN NTS ABBREVIATIONS ARCH ARCHITECTURAL A. C. ASPHALT CONCRETE C. 0. CLEAN OUT DG DECOMPOSED GRANITE DS DOWNSPOUT EXIST EXISTING BFF BASEMENT FINISH FLOOR BFP BASEMENT FINISH PAD CONC CONCRETE DWY DRIVEWAY EMH ELECTRIC MANHOLE EP EDGE OF PAVEMENT FD FOUND FL FLOWLINE FF FINISH FLOOR FG FINISH GRADE FH FIRE HYDRANT FP FINISH PAD FS FINISH SURFACE GB GRADE BREAK GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD GM GAS METER HH HANDHOLE HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND PA PLANTER AREA PB PULL BOX PL PROPERTY LINE PROP PROPOSED P.U.E. PUBLIC UTILITY EASEMENT R/W RIGHT OF WAY S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE STILT STREET LIGHT T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE TOS TOP OF SLAB TW TOP OF WALL WM WATER METER in ai AC / AC AC AC AC 36TH STREET �1 zi= DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QROFESS/0 SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: ERIC AUST MR. LANCE LAUDERDALE FORKERT ENGINEERING & SURVEYING, INC. � Zp S M' "p, �� EGA CONSULTANTS, INC CHIS. BOX ELEVATION = 6.81' LOT 1 OF BLOCK 136 OF RIVER SECTION PRECISE GRADING PLAN 62 BALBOA COVES 1754 E. OCEAN BOULEVARD 22311 BROOKHURST ST, STE 203 r Z 375-C MONTE VISTA AVE Cit DRAWN: MJ NEWPORT BEACH, CA 92663 NEWPORT BEACH, CA 92661 HUNTINGTON BEACH, CA 92646 NO. 58627 m COSTA MESA, CA 92627 3600 PARK LANE CHCK'D: TR (949)637-5220 (312)907-7977 (714)963-6793 * EXP. 12-31-18 PH: 949-642-9309 JN 9526 k�x cN1V �Q FAX: 949-642-1290 NEWPORT BEACH, CALIFORNIA NO. DATE R E V I S 1 0 N S DATE: 4/03/18 OF CA��FOe' 21 EROSION CONTROL 1. IN CASE OF EMERGENCY, CALL JIM COLLINS AT 949-613-5260 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONTER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMEBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WIHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRSENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE SDISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, ARE DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUC- TION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR WATER. 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASED INTO THE DRAINAGE SYSTEM. 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE SISPOSEO OF AS A SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJEFT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. I 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. AC CONC. AC ,+ I P CONC. AC wl 3 AC CONC. BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE—CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON—SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON—SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON—SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CABMPHANDBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRAIVEWAY APPROACHES. THE SAND BAGS SOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. EC4 EXISTING WALL TO REAMAIN. PROTECT IN PLACE. CONC. �y CONC. T� EROSION CONTROL LEGEND EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS CONC. CONC. CONC. CONC. I AC 4M)_ AC AC CONC, CONC. 36TH STREET / _ _ _ _ _ N . / EROSION CONTROL PLAN / r'=s' DESIGNED: ARCHITECT: ERIC AUST 62 BALBOA COVES NEWPORT BEACH, CA 92663 (949) 637-5220 OWNER/DEVELOPER: LANCE LAUDERDALE (312)907-7977 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9526 i SOILS ENGINEER/GEOLOGIST: EGA CONSULTANTS, INC 375-C MONTE VISTA AVE COSTA MESA, CA 92627 PH: 949-642-9309 949-642-1290 BENCHMARK: CHIS. BOX ELEVATION = 6.81' LEGAL DESCRIPTION: LOT 1 OF BLOCK 136 OF RIVER SECTION SECTIONS AND EROSION CONTROL PLAN 3600 PARK LANE NEWPORT BEACH, CALIFORNIA / I DRAWN: MJ CHCK'D: TR DATE: 4/03/18 N0. DATE R E V I S 1 0 N S I / / I I CONC. I I CONC. �y CONC. T� EROSION CONTROL LEGEND EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS CONC. CONC. CONC. CONC. I AC 4M)_ AC AC CONC, CONC. I I CONC. Off, All IV AC AC I AC PLACE GRAVEL BAGS WITH WIND SCREEN FENCE R i PROJECT PROPERTY 1' MIN HEIGHT 2 BAGS MIN. GRAVEL BAG DETAIL NTS AC I AC / AC AC I AC 36TH STREET _ _ _ _ _ _ _ N . EROSION CONTROL PLAN r'=s' DESIGNED: ARCHITECT: ERIC AUST 62 BALBOA COVES NEWPORT BEACH, CA 92663 (949) 637-5220 OWNER/DEVELOPER: LANCE LAUDERDALE (312)907-7977 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9526 QRoFESS/D �o�p S M. R EL �� Gr n is m N0. 58627 A * EXP. 12-31-18 * sT CIVVLFAX: OF CAV�F SOILS ENGINEER/GEOLOGIST: EGA CONSULTANTS, INC 375-C MONTE VISTA AVE COSTA MESA, CA 92627 PH: 949-642-9309 949-642-1290 BENCHMARK: CHIS. BOX ELEVATION = 6.81' LEGAL DESCRIPTION: LOT 1 OF BLOCK 136 OF RIVER SECTION SECTIONS AND EROSION CONTROL PLAN 3600 PARK LANE NEWPORT BEACH, CALIFORNIA SHEET: C4 DRAWN: MJ CHCK'D: TR DATE: 4/03/18 N0. DATE R E V I S 1 0 N S 22 EXISTING WATER METER AND SERVICE TO BE PROTECTED DURING CONSTRUCTION > > CO PROPERTY LINE PROVIDE CONSTRUCTION FENCES ALONG SIDE PROPERTY LINES DURING CONSTRUCTION TO PROTECT ADJACENT PROPERTIES FROM DEBRIS AND EROSION; PROVIDE TARPS/SAND BAGS AS REQUIRED TO RESTRICT DRAINAGE TO ADJACENT PROPERTIES W U \ Q \ N = O � O Z \ W U W C) Q \ o \ CO z z Z \ Z U) X W EXISTING CURB AND GUTTER TO REMAIN STREET SHALL REMAIN CLEAN AND CLEAR OF ANY DEBRIS DURING DEMOLITION AND CONSTRUCTION OF THIS PROJECT NQ 5 F U EXISTING SEWER LINE TO BE CAPPED AT TIME OF DEMOLITION; PROVIDE NEW CITY STANDARD SEWER CLEANOUT AS REQUIRED 6 PER STD -406-L; SEE SHEET P1.0 'mss\o' alley ALLEY SHALL REMAIN CLEAN AND CLEAR OF ANY DEBRIS DURING DEMOLITION AND CONSTRUCTION OF THIS PROJECT N36018'29"W 25.01' 51� PROPERTY LINE SS S S.E. CORNER FOR ESTABLISHED GRADE N.E. CORNER FOR I ESTABLISHED GRADE I I I II IL 1 I I I IL EXISTING 1,016 S.F. 3 BEDROOM, 2 BATHROOM SINGLE FAMILY RESIDENCE I TO BE DEMOLISHED (SHOWN DASHED) GENERAL NOTE: ALL DEBRIS SHALL BE WET L AT THE TIME OF HANDLING TO PREVENT DUST I I IL I II I F-1 IL I I I I I S.W. CORNER FOR ESTABLISHED GRADE7 F- - - - - - - N . CORNER FOR L J II ESTABLISHED GRADE Fs, I s I I I �I > I s EXISTING BRICK PATIO TO BE REMOVED, TYPICAL I EXISTING CHAIN LINK ° ---FENCE TO BE REMOVED - - - - - - - -- -- -- PROPERTY LINE M061110190111, WALL TO BE REMOVED '~ CD N legend EXISTING 1 O RESIDENCE TO BE DEMOLISHED O L r` W N3 Co O M 0 LO Z co PROPERTY LINE YdE established grade and overall height ESTABLISHED GRADES: SE CORNER 7.41' NE CORNER 7.06' NW CORNER 7.40' SW CORNER 7.48' AVERAGE: 7.41 + 7.06 + 7.40 + 7.48 = 29.35 29.35/4 = 7.34' ESTABLISHED AVERAGE GRADE 'PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' GENERAL NOTE: RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 CALGREEN CODE EXISTING CURB AND GUTTER TO REMAIN STREET SHALL REMAIN CLEAN AND CLEAR OF ANY DEBRIS DURING DEMOLITION AND CONSTRUCTION OF THIS PROJECT PROVIDE CONSTRUCTION FENCES ALONG SIDE PROPERTY LINES DURING CONSTRUCTION TO PROTECT ADJACENT PROPERTIES FROM DEBRIS AND EROSION; PROVIDE TARPS/SAND BAGS AS REQUIRED TO RESTRICT DRAINAGE TO ADJACENT PROPERTIES wall legend EXISTING 1 STORY, SINGLE FAMILY RESIDENCE TO BE DEMOLISHED EXISTING ADJACENT STRUCTURE TO REMAIN 1 demolition plan D1.0 SCALE: 1/4" = 1'-0" d1. site plan 1/4"=1'-0" park lane residence 3600 park lane newport beach, california 92663 0 1' 2' 4' frG 8, ref. north 14 june 2018 ©copyright 2018 job #1725 er- is aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, California 92677 tel 312.907.7977 23 i— 3' O I in —19'- -14'- 3'-9" �k 18" — I trellised dining SLIM A/C 1 SLIM AC 13'6"I X4,_2"—'r 4,=3.. 1 _i i 4• 62F--1 3'-6"F.A— 24 6LI s'C. GeuNG) 25 Q IN °F 41 I �ti n bonus room 9 x 16 DOWN 15 Fs' X.r ti� FE O Q )N Q X26- � F.AU. - AOr tio��OV (6' CEIO LING) r - 3'-6" , - J --J I 23 I4 62" ' 2"I 4'-3" 4' D.O. 4 F= 13'-6" hI— covered) pafio --7 3' open of dec 6x1 — 18' 19' - LOU 3'-O8" -X 2'-6" 18"i 5' s 3 3rd floor plan A1.0 SCALE: 1/4" = 1'-0" 19' 12'-92" 6'-5" 4'-8" 20�" I I 6'-22" - I 27.5 S.P. OPEN SPACE 2 2nd floor plan A1.0 SCALE: 1/4" = 1'-0" wall legend 20 FRAMING AT 16" ox. W/ R-13 BATT INSULATION THROUGHOUT; 5/8" GYP. BD. 1 HOUR RATED INTERIOR PARTITION: 5/8" TYPE -X GYP. BD. AT BOTH SIDES, TYP. Aim N SIN 2 A3.0 alley e I N CID N N O O ^ \ K A3.1 w C.0 �o O o co Ln Z SIN I 19' 3'-O8" 6' D.O. 18" 9"W 25.01' -------------- 2 ---------- -- 2 car garage 8x1 -2" CLR �t¢a 4vL 19' -8" 40 01 II II 7'-3" I I entry I I pa 36 5.. OPEN SPACE DOWN 2 F n-7 I I II 136"JFRG 3'-7" �L 3'-4" �� 3'-3" r�rl I o —kitchen rstorage— �_ J w — PANRY�� o 0 s< � En Z 4 p owd.er _ 5x61 m II .1 N18'-9" ' great SIN o room o r 1x1 + 1, 1 18„ �h ES - o X 75 L.F. 3 PANEL SL DOWN ,9�" patio ® 104.5 S.F. OPEN SPACE 1' * 23" 3' 19 J J L;L dining room 7x16 PROPERTY LINE EXISTING SIDEWALK TO REMAIN; PROTECT DURING CONSTRUCTION 0 1 1st floor plan A3.0 A1.0 SCALE: 1/4" = 1'-0" almo floor plans 1/4"=1'-0" park lane residence 3600 park lane newport beach, California 92663 project area analysis 1,751 s.f. lot area 1,122 s.f. buildable lot area 2 x 1,122=2,244 s.f. allowable project area analysis 601 s.f.1 st floor (livable) 1,093 s.f. 2nd floor (livable) + 171 s.f. 3rd floor (livable) 1,865 s.f. total livable 372 s.f.1 st floor (garage) 2,237 s.f. total floor area O M 1� A3.1 open space provided 36 s.f.1 st floor (at entry) 104.5 s.f. 2nd floor (at front patio) + 27.5 s.f. 2nd floor (near bath #2) 168 s.f. (168 req'd) PROPERTY LINE 1rGP�o�� 0 1 2' 4' g' ref. north 14 june 2018 ©copyright 2018 job #1725 ei-ic aunt architect 62 balboa coves newport beach, california 92663 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, california 92677 tel 312.907.7977 OPEN STEEL TRELLIS WITH SLOPED MEMBERS (MATCH ROOF SLOPES) +29'-0" HEIGHT LIMIT (38.00') -O- ------------------- \ 3 ------------------) +28'-11 3/4"' ROOF PEAK (37.98) +29'-0" HEIGHT Ub 1 1 I Iz +24'-0" HEIGHT LIMIT, FLAT (+33.00') -I ----------� . la +24'-0" HEIGHT LIMIT, FLA] \b +9.00' F.F. - - 0 , 7c) nc materials SYM901 MATERIAL DESCRIPTION OA STUCCO 3 COAT SMOOTH STUCCO; COLOR TO BE INTEGRAL OFF-WHITE COLORED, AND BE APPROVED IN THE FIELD. 'BASEX' +34.00' TOP OF ROOF/GUARDRAIL1 PROVIDE MERLEX POLYMER -MODIFIED BASE COAT ANTI -FRACTURE MEMBRANE OVER BROWN COAT I - 5/8" THICK (MAX.) 12"x30" DIMENSIONAL CUT LIMESTONE VENEER (TO BE APPROVED BY OWNER) INSTALLED B O STONE 0/ SCRATCH & BROWN COAT OVER WIRE LATH 0/ TYVEK STUCCOWRAP 0/ 1/2" A.P.A. RATED PLYWOOD SHEATHINC OC WOOD 16 HORIZONTAL QUARTER SAWN, CLEAR CEDAR WOOD SIDING; STAINED FINISH < WINDOW/DOOR WESTERN WINDOW SYSTEMS WINDOWS/DOOR WITH DARK BRONZE ANODIZED ALUMINUM FINISH \ 12" STANDING SEAM METAL ROOF OVER BITUTHENE WATERPROOF MEMBRANE OE METAL ROOF MANUFACTURED BY CUSTOM-BILT METAL, CLASS A ASSEMBLY; ESR #2048; COLOR TO BE DARK BRONZE OF METAL TRIM DARK BRONZE METAL FLASHING/TRIM TO MATCH ROOF OG GUTTER/SCUPPER DARK BRONZE CONTINUOUS METAL BOX GUTTER AND DOWNSPOUTS; CONFIRM EXACT DESIGN WITH OWNER < GLASS RAILING 42" HIGH, 1/2" THK. TEMPERED, FRAMELESS GLASS GUARDRAIL WITH DARK BRONZE STEEL SHOE AND BRACKETS < CONCRETE BOARD FORMED CONCRETE WALL +29'-0" HEIGH 2 east elevation (front) from alley A3.0 SCALE: 1/4" = 1'-0" f LIMIT (38.00')-- J -v'------------------------- \ ' ------) +19'-6" ROOF DECK (28.50') +19'-8" 3rd FLO( 1 +18'-7" 2nd FLOOR CEILD +10'-1" 2nd FLOi +9'-0" 1st FLO 1x6 QUARTER SAWN, CLEAR CEDAR WOOD AT CEILING; STAINED FINISH 1 west elevation (front) from street A3.0 SCALE: 1/4" = 1'-0" OPEN STEEL TRELLIS WITH SLOPED MEMBERS (MATCH ROOF SLOPES) I1I1I1I1I1\1� \ B � � IIIIIIIIIIII. IIIIIIIIIIII. �' �IIP�IIP� IIP/- ' 3 south elevation (side) A3.0 SCALE: 1/4" = 1'-0" (37.98) a3m exterior elevations 1/4"=1'-0" park lane residence 3600 park lane newport beach, California 92663 established grade and overall height ESTABLISHED GRADES: SE CORNER 7.41' NE CORNER 7.06' NW CORNER 7.40' SW CORNER 7.48' AVERAGE: 7.41 +7.06+7.40+7.48=29.35 29.35/4 = 7.34' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' HEIGHT CERTIFICATION INSPECTION SHALL BE REQUIRED FOR THIS PROJECT ------) ----- +28'-11 3/4"' ROOF PEAK (37.98) Iz I� w 0 a 1 \ I ----) ---- — +19'-6" ROOF DECK (28.50') 1 I 1 I 1 I 1 I 1 I 1 I 1 1 4' 8' 14 june 2018 ©copyright 2018 job #1725 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, California 92677 tel 312.907.7977 215 +34.00' TOP OF ROOF/GUARDRAIL1 -1-- I - 1 I \ 1 +19'-8" 3rd FLOOR (28.67')1 - ------ +18'-7" 2nd FLOOR CEILING (27.5801-- -1-------- z J d 0 a � I +10'-1" 2nd FLOOR (19.08') -+-------- I1 1 +9'-0" 1st FLOOR CEILING -I--------\ I 1 1 M__' 1 +9.00' F.F. - N \ ' ------) +19'-6" ROOF DECK (28.50') +19'-8" 3rd FLO( 1 +18'-7" 2nd FLOOR CEILD +10'-1" 2nd FLOi +9'-0" 1st FLO 1x6 QUARTER SAWN, CLEAR CEDAR WOOD AT CEILING; STAINED FINISH 1 west elevation (front) from street A3.0 SCALE: 1/4" = 1'-0" OPEN STEEL TRELLIS WITH SLOPED MEMBERS (MATCH ROOF SLOPES) I1I1I1I1I1\1� \ B � � IIIIIIIIIIII. IIIIIIIIIIII. �' �IIP�IIP� IIP/- ' 3 south elevation (side) A3.0 SCALE: 1/4" = 1'-0" (37.98) a3m exterior elevations 1/4"=1'-0" park lane residence 3600 park lane newport beach, California 92663 established grade and overall height ESTABLISHED GRADES: SE CORNER 7.41' NE CORNER 7.06' NW CORNER 7.40' SW CORNER 7.48' AVERAGE: 7.41 +7.06+7.40+7.48=29.35 29.35/4 = 7.34' ESTABLISHED AVERAGE GRADE *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' HEIGHT CERTIFICATION INSPECTION SHALL BE REQUIRED FOR THIS PROJECT ------) ----- +28'-11 3/4"' ROOF PEAK (37.98) Iz I� w 0 a 1 \ I ----) ---- — +19'-6" ROOF DECK (28.50') 1 I 1 I 1 I 1 I 1 I 1 I 1 1 4' 8' 14 june 2018 ©copyright 2018 job #1725 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, California 92677 tel 312.907.7977 215 I 1 ma s SYM801 MATERIAL DESCRIPTION 3 COAT SMOOTH STUCCO; COLOR TO BE INTEGRAL OFF—WHITE COLORED, AND BE APPROVED IN THE FIELD. OA STUCCO PROVIDE MERLEX 'BASEX' POLYMER—MODIFIED BASE COAT ANTI—FRACTURE MEMBRANE OVER BROWN COAT 5/8" THICK (MAX.) 12"x30" DIMENSIONAL CUT LIMESTONE VENEER (TO BE APPROVED BY OWNER) INSTALLED B O STONE 0/ SCRATCH & BROWN COAT OVER WIRE LATH 0/ TYVEK STUCCOWRAP 0/ 1/2" A.P.A. RATED PLYWOOD SHEATHINC OC WOOD 16 HORIZONTAL QUARTER SAWN, CLEAR CEDAR WOOD SIDING; STAINED FINISH OD WINDOW/DOOR WESTERN WINDOW SYSTEMS WINDOWS/DOOR WITH DARK BRONZE ANODIZED ALUMINUM FINISH 12" STANDING SEAM METAL ROOF OVER BITUTHENE WATERPROOF MEMBRANE OE METAL ROOF MANUFACTURED BY CUSTOM—BILT METAL, CLASS A ASSEMBLY; ESR #2048; COLOR TO BE DARK BRONZE OF METAL TRIM DARK BRONZE METAL FLASHING/TRIM TO MATCH ROOF OG GUTTER/SCUPPER DARK BRONZE CONTINUOUS METAL BOX GUTTER AND DOWNSPOUTS; CONFIRM EXACT DESIGN WITH OWNER OH GLASS RAILING 42" HIGH, 1/2" THK. TEMPERED, FRAMELESS GLASS GUARDRAIL WITH DARK BRONZE STEEL SHOE AND BRACKETS +29'-0" HEIGH OI CONCRETE BOARD FORMED CONCRETE WALL 5 norh / south building section A3.1 SCALE: 1/4" = 1'-0" f LIMIT (38.00')-- --0—N%--------- 1 +34.00' TOP OF ROOF/GUARDRAIL 1 -- 1 I +19'-8" 3rd FLOOR (28.67')—'— 1 +19'-6" ROOF DECK (28.50')-1— +18'-7" 2nd FLOOR CEILING (27.5801 —L w1z �1 �I w d 0 a m 1 N I I1 +10'-1" 2nd FLOOR (19.08') —+----- 1 +9'-0" 1st FLOOR CEILING -- 1 I 1 I 1 I 1 +9.00' F.F. —1 �----- 5'-3" 6'-3" I+29'-0" HEIGHT LIMIT (38.00')-1— +24'-0" 38.00') +24'-0" HEIGHT LIMIT, FLAT (+33.00') —1 1 1 I+19'-8" 3rd FLOOR (28.67')-1- +18'-7" 2nd FLOOR CEILING (27.58') —�— w 1 ZI �I 1 �1 1 1 N I I 1 1 -------12---- 3 F +10-1 2nd FLOOR (19.08) +9'-0" 1st FLOOR CEILING ----- 1 I 1 I 1 I 1 +9.00' F.F. -I-- — — — — — powder 5x5 FURNITURE AND ALL ACCESSORIES TO BE PLACED ON ROOF DECK SHALL NOT EXCEED 24' HEIGHT LIMIT (+33.00') -- 12 12 --------------------) +28'-11 3/4"' ROOF PEAK (37.98) ®1 3 3 71 IJ 1� I� bonus room ------ +23'-2' ROOF PEAK (32.17) 9x16 exterior elevations 1 1/4"=1'-0" park lane I residence master °° 3600 park lane a3 I bathroom I newport beach, California 8217 1 92663 1 ® M I 1 I established grade and 1 overall height k i t c h e n I ESTABLISHED GRADES: SE CORNER 7.41' 4X1 \ I NE CORNER 7.06' \NW CORNER 7.40' 1 SW CORNER 7.48' AVERAGE: 7.41 +7.06+7.40+7.48=29.35 ®� 1 29.35/4 = 7.34' ESTABLISHED AVERAGE GRADE 1 *PER CITY OF NEWPORT BEACH REGULATIONS, FINISH FLOOR IS REQUIRED TO BE 9.00' MINIMUM, THEREFORE ESTABLISHED GRADE FOR PROJECT SHALL ALSO BE 9.00' 4 norh / south building section A3.1 SCALE: 1/4" = 1'-0" 16 QUARTER SAWN, CLEAR CEDAR WOOD AT CEILING; STAINED FINISH 6 north elevation (side) A3.1 SCALE: 1/4" = 1'-0" HEIGHT CERTIFICATION INSPECTION SHALL BE REQUIRED FOR THIS PROJECT +28'-11 3/4"' ROOF PEAK (37.98) ------------I------ +19'-6" ROOF DECK (28.50') 1 I 1 I 1 I I1 -----------; ---- +10'-1" 2nd FLOOR (19.08') VERTICAL 16 QUARTER SAWN, CLEAR CEDAR WOOD SCREEN WALL INSTALLED AT 45' ANGLE AT 6" O.C.; STAINED FINISH 14 june 2018 ©copyright 2018 job #1725 eric aunt architect 62 balboa coves o O newport beach, California 92663 o o � 0 0 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, california 92677 tel 312.907.7977 20 Foundation Plan SCALE: 1/4" = 1'-0" FOUNDATION NOTES: ALL DIMENSIONS SHALL BE VERIFIED WITH THE ARCHITECTS DRAWINGS ANY DISCREPANCIES SHALL BE RESOLVED PRIOR TO COMMENCING OF WORK. I. ALL EXTERIOR WALLS AND INTERIOR BEARING WALLS ARE TO BE SECURED WITH 5/5" DIAMETER BY 12" LONG ANCHOR BOLTS EMBEDDED AT LEAST T" INTO CONCRETE (OR WITH MASA ANCHORS WHEN AB.'s ARE NOT FEASIBLE) WITH A MAXIMUM SPACING OF 12" O.G., UN - 0 -THERE SHALL BE A MINIMUM OF TWO ANCHORS PER PIECE OF FOUNDATION PLATE WITH ONE BOLT LOCATED WITHIN 12" MAX. t 4-1/2" MIN. OF EA. END OF EA. PIECE. SHEAR WALL BOLTS SHALL HAVE A PROPERLY SIZED NUT AND A 3"x3"x229" WASHER THE WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDED BETWEEN THE NUT AND WASHER WASHER TO BE INSTALLED WITHIN 1/2" OF THE SHEATHED SIDE OF THE PLATE. A STANDARD CUT WASHER MAY BE USED AT NON -SHEAR WALL LOCATIONS. A 5/5" DIA. x 8" 6IMP60N TITEN HD ANCHOR MAY BE USED AT MIS -PLACED OR MISSING CAST -IN-PLACE SILL PLATE ANCHOR BOLTS. 2. ALL INTERIOR NON -SHEAR NON-BEARING WALLS ARE TO BE SECURED WITH SHOT PINS INSTALLED PER MANUFACTURERS RECOMMENDATIONS, U.N.O. STRUCTURAL ENGINEERS CALCULATIONS GOVERN IN ALL CASES. 3. INSTALL ALL SIMP50N (OR APPROVED EQUAL) FOUNDATION HARDWARE PER MANUFACTURERS RECOMMENDATIONS. DEEPEN FOOTING WHERE NECESSARY TO PROVIDE ANCHOR EMBEDMENT AT HOLDOWN LOCATIONS. 4. ALL WOOD BEARING ON CONCRETE OR MA50NRY SHALL BE PRESSURE TREATED DOUG FIR OR REDWOOD WITH SODIUM BORATE (SBX) OR DISODIUM OCTA50RATE TETRAHYDRATE (DOT). 5. ALL HOLDOWN ANCHORS 8 POST BASES SHALL BE TIED IN PLACE PRIOR TO FOUNDATION INSPECTION. 6. PROVIDE 04 BARS 0 6"o -c. E/W, 3" CLEAR FROM BOTTOM OF CONCRETE, AT ALL PAD FOOTINGS, UN -0. SOIL INFORMATION: I. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE AS RECOMMENDED WITHIN THE OWNER/DEVELOPER'S SOILS ENGINEERS REPORT. 2. OWNER/DEVELOPER AND SUBCONTRACTORS ARE TO REVIEW THE SOILS REPORT PRIOR TO COMMENCING CONSTRUCTION. IT 15 THE RESPONSIBILITY OF THE OWNER, DEVELOPER AND SUBCONTRACTOR TO VERIFY THAT THE REPORT DATE IS CURRENT AND PLAN REQUIREMENTS ARE CONSISTENT WITH ANY UPDATED SOIL REPORTS. HARDWARE LEGEND A564 : 5/8" DIA. X 12" ANCHOR BOLTS AT 64" O.0 A55( : 5/8" DIA. X 12" ANCHOR BOLTS AT 56" O.0 A548 : 5/8" DIA. X 12" ANCHOR BOLTS AT 48" O.0 AB40 : 5/8" DIA. X 12" ANCHOR BOLTS AT 40" O.0 A532 : 5/5" DIA. X 12" ANCHOR BOLTS AT 32" O.0 A524 : 5/0" DIA. X 12" ANCHOR BOLTS AT 24" O.0 ABI( : 5/8" DIA. X 12" ANCHOR BOLTS AT I(" O.0 AB 8 : 5/6" DIA. X 12" ANCHOR BOLTS AT 8" O.0 AB 4 : 5/8" DIA. X 12" ANCHOR BOLTS AT 4" O.0 2AB : (2) 5/5"DIA X 12" ANCHOR BOLTS. 3AB : (3) 5/8" DIAX 12" ANCHOR BOLTS. 2-44 : PROVIDE A TOTAL OF 2 04 AT TOP AND 2 04 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOWN ANCHOR - 3 -04 : PROVIDE A TOTAL OF 3 "4 AT TOP AND 3 #4 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOWN ANCHOR. 4-04 : PROVIDE A TOTAL OF 4 04 AT TOP AND 4 •4 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOWN ANCHOR. 5-04 : PROVIDE A TOTAL OF 5 "4 AT TOP AND 5 *4 AT BOTTOM OF FOOTING, 5' PAST EACH HOLDOWN ANCHOR. 4775: (1) SIMP50N HTT5 PER P05T w/55TB24. HDU5: (I) 5IMP50N HDU5-5D52.5 PER POST w/55T524. HDU5: (I) 61MP60N HDU& -5D62.5 PER POST w/66TB34. HDIJU : (1) 5IMF60N HDUII-5D52.5 PER POST w/551x3O. NOTE: SEE 4/FDI FOR SSTB/SB INSTALLATION CIL CIL C) cxs LL. DATE: 03-20-18 SCALE: U RF cc W S-1 Z Z U Lu wb J W J cog WcrUL� ca ca U N — �WQ.X� L J� 0 �'�n^ vJ 12(� Q LL M N �C s Z L as CIL CIL C) cxs LL. DATE: 03-20-18 SCALE: U RF JOB NO. H101 S-1 U J U MM( ca ca m N a �, L J� 3 M N �C Z L as CIL CIL C) cxs LL. DATE: 03-20-18 SCALE: DRAWN: RF JOB NO. H101 S-1 27 "4 a (SI 5 SEE DETAIL I FOR REPETITIVE INFORMATION EXTERIOR FOOTING w/CURB SlnnP Tn U.N.O. SWR-FD2 SEE DETAIL I FOR REPETITIVE INFORMATION 0 7 6.112" Expansion Joint. II. Driveway Slab SLAB EDGE AT GARAGE DRIVEWAY SWR-FD2 TYP. FOOTING CORNER/INTERSECTION 1 2 3 3" TYPICAL EXTERIOR FOOTING FDN-00191 SEE DETAIL I FOR REPETITIVE INFORMATION DOWELS 24" o/c EE I/FDU TYPICAL INTERIOR FOOTING SEE DETAIL I FOR REPETITIVE INFORMATION (SEE I/FDI) m 6T24" o/cV (SEE I/FDU STEP DOWN FOOTING 13� COLD JOINT AT TWO -POUR CONDITION I SLAB EDGE SSTB OR SB 3" FDN-003 6" MIN. 12" MIN, GARAGE CURB SSTB/SB SELECTOR I. 5" Thick Conc. Slab w/ TWO POUR Le 04 Bars o 12" O.G., E/W, U.N.O. 55T1524 2, 15 Mil, Stego Wrap vapor Barrie 6 Wall Cif occurs) Membrane, Extended 1 1/2" SST628 5 25" HDUII into Foundation Wall, w/ 2" Sand 1 24" (MONO) 'j cog Above and Filter Fabric 4 20"(2 -POUR) 1 U a _ 4" Gravel Below. 2 3. (2)"5 T/B Min„Typical vJ 6 All Cont. Footings, UN.O LL M N 4. Re -compacted Soil w //CCS 13. 5. DF.P.T. Plate w/ 5/8” Dia# X X X m x 12" AB's ® 12" O/C Min. A 12" From all Corners 4 Splices w/ 1" Min. Embedment (U.N.O.) (See Foundation Plans) / % /�//\ /' 6. Joint 2 Gold at Pour Condition. 1. 3"x3"x.229" Washer. Washer May <r� N Be Slot Cut Provided a Standard Gut Washer is 4 ®V ® Provided Between the Nut n and Washer. Washer to be 04 Installed Within y" of the DOWELS 9 24" o/c Sheathed Side of the Plate. 18 15" 3 A Standard Gut Washer May I&"-3 STY U.N.O. be Used at Non -Shear �18 Locations. NOTE: SEE SOILS REPORT FOR ADDITIONAL 1 2 3 3" TYPICAL EXTERIOR FOOTING FDN-00191 SEE DETAIL I FOR REPETITIVE INFORMATION DOWELS 24" o/c EE I/FDU TYPICAL INTERIOR FOOTING SEE DETAIL I FOR REPETITIVE INFORMATION (SEE I/FDI) m 6T24" o/cV (SEE I/FDU STEP DOWN FOOTING 13� COLD JOINT AT TWO -POUR CONDITION I SLAB EDGE SSTB OR SB 3" FDN-003 6" MIN. 12" MIN, GARAGE CURB SSTB/SB SELECTOR HOLDOWN MODEL NO. MONO POUR TWO POUR Le I-ITT5/l4DU5 55T1524 55T524 21" (MONO) Z 11"(2 -POUR) HDU& SST628 SSTB34 25" HDUII 65Ix30 55Ix30 24" (MONO) 'j cog N 20"(2 -POUR) 4 SSTB/SB INSTALLATION SSTB OR SB CID U cc W C Z � U Cl) ? wws J LU 'j cog N � U a _ LLLU= L 0 JC vJ N LL M N s Z s` CID U C CID � U Cl) ca J U C ` N � m N a0 L 0 JC 3 M N Z s` //CCS 13. Hij DATE: 03-20-18 SCALE: - DRAWN: RF JOB NO. H101 FD1 landscape general notes 1. PLANTING SCHEDULE (1 WEEK) 2. 90% COVERAGE IN 90 DAYS; REPEAT AS NECESSARY 3. MAINTAIN PLANTS & REPLACE AS REQUIRED TO ENSURE CONTINUES COMPLIANCE WITH LANDSCAPE PLAN 4. ALL LIGHTING TO BE DOWNWARD, NOT IMPACTING ADJACENT WETLANDS 5. WATER SUPPLY FOR ALL LANDSCAPING SHALL BE PROVIDED BY EXISTING WATER SERVICE FROM CITY OF NEWPORT BEACH 6. ALL LANDSCAPE AREA SHALL HAVE SOIL WITH COMPOST RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES (UNLESS CONTRA—INDICATED BY A SOIL TEST) 7. ALL PLANTS INDICATED ARE DROUGHT TOLERANT AND COMPLIANT WITH CALIFORNIA COASTAL COMMISSION REQUIREMENTS. IF SUBSTITUTES ARE PROPOSED, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE WUCOLS PLAN FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER. 8. A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. e;♦pUil1L•I�G7:37t1�69/:1117:1:1.99:1:II�1�I:IG79:UIIliN1 10. IRRIGATION SYSTEM: a. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA. b. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. C. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER'S RECOMMENDED PRESSURE RANGE. d. MANUAL SHUT—OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. e. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC802-2014, "LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD". ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. 11. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. I AGREE TO COMPLY WITH REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO ERIC AUST landscape irrigation notes F1 IRRITROL ELECTRIC ANTI—SIPHON 3/4" VALVE, TYP. (TIE INTO HOSE BIB) ❑2 IRRITROL RAIN DIAL IRRIGATION TIMER ❑3 RAINBIRD PRD-075—RBY 3/4" PRESSURE REGULATING FILTER ® DRIP NETAFIM 12 TECHLINE 1/2" TUBING 0.9 G.P.H. WITH 12" SPACING F5 ALL DRIP FITTINGS TO BE NETAFIM (END CAPS, TEES AND ELBOWS, FLUSH VALVES, COUPLINGS, ADAPTERS, ETC.) © _____= INDICATES 3" P.V.C. SLEEVE UNDERNEATH CONCRETE SLAB ON GRADE TO PROVIDE ACCESS FOR IRRIGATION TUBING F7 PROVIDE VALVE BOX AT IRRIGATION VALVES ® ALL P.V.C. PIPE AND FITTINGS TO BE SCHEDULE 40 [9 ALL DRIP TUBING TO BE APPLIED TO PLANT DRIP LINES AND ROOT BALLS OF PLANTS landscape area 100 S.F. TOTAL LANDSCAPED AREA (ALL PLANT MATERIAL AREA; NO TURF) plant list MUHLENBERGIA RIGENS FESTUCA GLAUCA (BLUE FESCUE) 1 GAL. 1 GAL. park lane 1 landscape / irrigation plan L1.0 SCALE: 1/4" = 1'-0" 1-2" RIVER ROCK AT GAP BETWEEN BACK OF SIDEWALK AND PROPERTY LINE L1. landscape / irrigation plan 1/4"=1'-0" park lane residence 3600 park lane newport beach, California 92663 IC D. RUST C-25374 %41 RENEWAL DATE n0 0 true ref. north 0 1' 2' 4' 8' 14 june 2018 ©copyright 2018 job #1725 erhic aunt architect 62 balboa coves newport beach, california 92663 tel 949.637.5220 client: lance lauderdale 28672 abantes place laguna niguel, california 92677 tel 312.907.7977 ::�9