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HomeMy WebLinkAbout04_Breech Residence Coastal Development Permit_PA2018-226CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Breech Residence (PA2018-226) Coastal Development Permit No. CD2018-107 SITE LOCATION: 2282 Channel Road APPLICANT: John T. Morgan Jr. Architect OWNER: William E. Breech PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov LAND USE AND ZONING January 24, 2019 Agenda Item No. 4 • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: Single -Unit Residential Detached — (10.0-19.9 DU/AC) (RSD -C) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY The applicant requests a coastal development permit to allow the construction of a new three-story, 4,887 square -foot, single-family residence including an attached three -car garage. No work will be conducted bayward of the existing property. The proposed development includes landscape, hardscape, and subsurface drainage facilities. The design 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. CD2018-107 (Attachment No. ZA 1). 03/13/2018 Breech Residential Condominiums (PA2018-246) Zoning Administrator, January 24, 2019 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family 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. Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Channel Road front 0 feet 0 feet Sides 3 feet 3 feet Water Frontage front 10 feet 15 feet Allowable Floor Area 5,220 square feet 4,887 square feet Allowable 3rd Floor Area 391 square feet 379 square feet Open Space min. 392 square feet 471 square feet Parkin min. 3 -car garage 3 -car garage Height (max.) 24 foot flat roof 29 foot sloped roof 24 foot flat roof 29 foot sloped roof Hazards The development fronts the Newport Bay and is protected by an existing cast -in- place concrete bulkhead with the top of the bulkhead at elevation 10.8 feet North American Vertical Datum of 1988 (NAVD88). A Coastal Hazards and Bulkhead Conditions Report was prepared by William Simpson and Associates, Inc., dated September 27, 2018, and concluded that the existing concrete bulkhead was in generally good condition. The Bulkhead Conditions Report concluded that the existing bulkhead will protect the proposed development and adjacent development. Tmplt 04/03/18 Breech Residential Condominiums (PA2018-246) Zoning Administrator, January 24, 2019 Page 3 • The finish floor elevation of the proposed dwelling is 11.50 feet (NAVD88), which complies with the minimum 9 -foot Mean Sea Level (NAVD88) elevation standard. Flood shields (sandbags and other methods) can be deployed across the openings to prevent flooding to the structure. The Coastal Hazard Report concludes that the highest high tide elevation (currently 7.20 feet (NAVD88)) will not exceed the proposed exterior curb of 10.05 feet (NAVD88) using the low-risk aversion projected sea level rise (2.85 -foot increase) over the 75 -year design life of the structure based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018. • Pursuant to Newport Beach Municipal Code (NEMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The 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 runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Management Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Management Plan (WQMP) has been provided and will undergo a final review during the building permit plan check. The WQMP was prepared for the project by Commercial Development Resources on October 1, 2018. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a Low Impact Development approach Tmplt 04/03/18 Breech Residential Condominiums (PA2018-246) Zoning Administrator, January 24, 2019 Page 4 to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP prior to building permit issuance. Public Access and Views The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the bayfront is available approximately 160 feet south of the subject property at West Jetty View Park which also provides direct access to the public beach. The closest Public Viewpoint is located at West Jetty View Park which is approximately 160 feet south of the subject property. Views from this park location are provided across the harbor entrance to the west and to the Pacific Ocean to the south. The subject property is the fifth lot north from the Park along the harbor. There is landscaping and trees along the perimeter of the Park and the subject lot is not visible from the walking path in the Park. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the location of the proposed development north of the Public Viewpoint and the project's compliance with height and setbacks, the project will not impact coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 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 3,019 square -foot single-family residence. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Tmplt 04/03/18 J Breech Residential Condominiums (PA2018-246) Zoning Administrator, January 24, 2019 Page 5 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: Melinda Whelan Assistant Planner JM/msw 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. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-107 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 3 -CAR GARAGE LOCATED AT 2282 CHANNEL ROAD (PA2018-226) 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, with respect to property located at 2282 Channel Road, requesting approval of a coastal development permit. 2. The lot at 2282 Channel Road is legally described as Lot 5, Block P, Tract 518. 3. The applicant proposes a coastal development permit to allow the construction of a new three-story, 4,887 square -foot, single-family residence including an attached three -car garage. No work will be conducted bayward of the existing property. The proposed development includes landscape, hardscape, and subsurface drainage facilities. 4. The subject property is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — (10.0-19.9 DU/AC) (RSD -C) and it is located within the Single -Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on January 24, 2019, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,887 square -foot, single-family residence and attached three -car garage. 05-15-2018 7 Zoning Administrator Resolution No. #### Paqe 2 of 8 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 (NBMC), 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: 1. 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 5,220 square feet and the proposed floor area is 4,887 square feet. b. The proposed development provides the minimum required setbacks, which are zero feet along the front property line abutting Channel Road, three feet along each side property line and 10 feet along the waterfront. C. The highest guardrail is less than 24 feet from established grade (10.91 feet North American Vertical Datum of 1988) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of three vehicles, complying with the minimum three -car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts the Newport Bay. The project site is protected by a bulkhead. The finished floor elevation of the proposed dwelling is 11.50 feet (NAVD88), which exceeds the minimum 9 -foot Mean Sea Level (NAVD88) elevation standard. 4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William Simpson and Associates, Inc., on September 27, 2018, for the project. The report concludes that the proposed project is reasonably safe from shoreline erosion due to 05-15-2018 2 Zoning Administrator Resolution No. ##I## Paqe 3 of 8 lack of wave or wakes that can erode sand from the beach. The existing bulkhead with a top -of -wall elevation of 10.80 feet (NAVD88) will protect the site and surrounding development from sea level rise, considering a 2.85 -foot sea level rise to 10.05 feet (NAVD88). The low-risk aversion projected sea level rise over the 75 -year design life of the structure is based on estimates for sea level rise provided by the State of California Sea -Level Rise Guidance 2018. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. 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. 7. The property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 8. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Management Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Management Plan (WQMP) has been provided and will undergo a final review during the building permit plan check. The WQMP was prepared for the project by Commercial Development Resources on October 1, 2018. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a Low Impact Development approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP prior to building permit issuance. 9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance 05-15-2018 9 Zoning Administrator Resolution No. Paqe 4 of 8 of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10. The closest Public Viewpoint is located at West Jetty View Park which is approximately 160 feet south of the subject property. Views from this park location are provided across the harbor entrance to the west and to the Pacific Ocean to the south. The subject property is the fifth lot north from the Park along the harbor. There is landscaping and trees along the perimeter of the Park and the subject lot is not visible from the walking path in the Park. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the location of the proposed development north of the Public Viewpoint and the project's compliance with height and setbacks, the project will not impact 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; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the bayfront is available approximately 160 feet south of the subject property at West Jetty View Park, which also leads to the public beach. Direct beach access is also available at the terminus of Channel Road approximately 300 feet to the south. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-107, 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. #### Paqe 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF JANUARY, 2019. Patrick J. Alford, Zoning Administrator 05-15-2018 11 Zoning Administrator Resolution No. Page 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. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners, successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity. 8. 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. 05-15-2018 12 Zoning Administrator Resolution No. #### Paqe 7 of 8 9. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 15. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 16. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 19. Prior to issuance of a building permit, the final Water Quality and Hydrology Plan/Water Quality Management Plan (WQHP/WQMP) shall be submitted with the building permit plans. Implementation shall be in compliance with the approved WQHP/WQMP and any changes could require separate review and approval by the Building Division. 05-15-2018 -T S Zoning Administrator Resolution No. #### Paqe 8 of 8 20. 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. 21. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 22. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 23. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 24. This Coastal Development Permit No. CD2018-107 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 25. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the 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 related (directly or indirectly) to the City's approval of Breech Residential Condominiums including, but not limited to, Coastal Development Permit No. CD2018-107 (PA2018-226). 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 the applicant, the City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages, which the 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. CD2018-107 PA2018-226 2282 Channel Road 03/13/2018 2� Attachment No. ZA 3 Project Plans 03/13/2018 27 PUBLIC WORKS NOTES 1. F 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. 100916 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'. 2. AN APPROVED ENGROAGHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMP[ROVEMEN75 SHALL GOMPLY with CITY COUNCIL POLICY L-6 and L-18. 3. GLEAN OUTS ARE REQUIRED AT INTERVALS OF 100 FEET IN STRAIGHT RUNS, IN BRANCHES EXGEEDING 10 FEET and WHERE THE SUM OF THE ANGLES EXCEEDS 135 DEGREES IN A GIVEN RUN PER GPG 707 and 719. 4. THE SEWER GLEAN OUT LOCATED WITHIN THE PUBLIC RIGHT OF WAY 5UBJEG7 TO TRAFFIC, SHALL BE INSTALLED WITH A TRAFFIC, GRADE BOX and COVER. 5. THE DECORATIVE PAVERS WITHIN THE EXISTING UTILITY EASEMENT WILL REQUIRE AN ENCROACHMENT AGREEMENT WITH THE CITY. EXT'G CONIC. c�1 hrO�% EXT'G CONC. EXT'G CONC. NO EXT'G CONC. CENTER LINE X N Np. EXT'G CONC. EXT'G CONC. (10.28 EXT'G CONC. (10.26FS) (10.67TC X) EXT'G CONC. �< V EXT'G CONC. EXT'G CONC. WMr�o GM EXT'G TV CONC. BOX �Q- ya �Q- WM (Ij 0 1 NQON� EXT'G CONC. G�1 EXT'G CONC. O QCONIC. EXISTING AT&T DRIVEWAY (10.41 FL) APRON 0 w foy Z WM J WCONIC. EXT'G EXT'G w CONC. a EXISTING ZDRIVEWAY APRON a O I U �< V EXT'G CONC. EXT'G CONC. WMr�o GM EXT'G TV CONC. BOX �Q- ya �Q- WM (Ij 0 1 NQON� EXT'G CONC. G�1 EXT'G 03�� CONC. D 6.0 30.0 �E� PORr CITY OF NEWPORT BEACH o� a COMMUNITY DEVELOPMENT DEPARTMENT BUELDING DIVISION u s 100 Civic Center Drive P.O. Box 1768 Newport Beach CA 92658-8915 r� I I wP www.newoortbeachca.00v 1 (949) 644-3200 ,4coav' 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 P P P 9 approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in 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 i EXT'G (10.41 FL) CONC. O U (10.75TC X) AT&T Ln (10.41 FL) EXT'G BOX w (10.76TC X) EXT'G 03�� CONC. D 6.0 30.0 �E� PORr CITY OF NEWPORT BEACH o� a COMMUNITY DEVELOPMENT DEPARTMENT BUELDING DIVISION u s 100 Civic Center Drive P.O. Box 1768 Newport Beach CA 92658-8915 r� I I wP www.newoortbeachca.00v 1 (949) 644-3200 ,4coav' 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 P P P 9 approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in 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 i EXT'G 1,626.12 S.F. CONC. O CONC. O AT&T Ln (10.41 FL) A-1 BOX w (10.76TC X) Z WM J BUILDING PERMIT IS ISSUED. EXT'G SITE DETAILS w CONC. EXT'G 03�� CONC. D 6.0 30.0 �E� PORr CITY OF NEWPORT BEACH o� a COMMUNITY DEVELOPMENT DEPARTMENT BUELDING DIVISION u s 100 Civic Center Drive P.O. Box 1768 Newport Beach CA 92658-8915 r� I I wP www.newoortbeachca.00v 1 (949) 644-3200 ,4coav' 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 P P P 9 approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in 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 i EXT'G 1,626.12 S.F. CONC. O POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING O TOTALLIVABLE........................................................................................ Ln Np A-1 SITE PLAN and INFORMATION w FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE Z EXT'G o (12.22FS) J BUILDING PERMIT IS ISSUED. A-2 SITE DETAILS w VERIFY UTILITY METER LOGA71ONS WITH SOUTHERN CALIFORNIA EDISON and a 157 and 2ND FLOOR PLAN N SOUTHERN GALIFORNIA GAS GOMPANY PRIOR TO INSTALLING THOSE METERS. a EXT'G CONC. SITE PLAN NOTES SQUARE FOOTAGE CALCULATIONS ISTFLOOR.................................................................................................. 1,626.12 S.F. SHEET INDEX 1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING 378.28 S.F. TOTALLIVABLE........................................................................................ 4,153.01 S.F. 57RUG7URES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or A-1 SITE PLAN and INFORMATION 000 I FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE I 1�� EXT'G o (12.22FS) I 2ND FLOOR BUILDING PERMIT IS ISSUED. A-2 SITE DETAILS 2. VERIFY UTILITY METER LOGA71ONS WITH SOUTHERN CALIFORNIA EDISON and A-3 157 and 2ND FLOOR PLAN 1.5516 I SOUTHERN GALIFORNIA GAS GOMPANY PRIOR TO INSTALLING THOSE METERS. I I IZ O I U A-4 3RD FLOOR PLAN 3. ALL SITE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN Mar Bend X ►11 SELECTED BY THE OWNER. PROVIDE KEY LOCKS AND DEADBOLT AT EACH GATE A-5 SOUTH, NORTH and WEST ELEVATIONS E Balboa Blvd Peninsula LOCATION. PROVIDE A $800 ALLOWANCE FOR EACH GATE. ° aVpi.� ,�' ''� + r A-6 EAST ELEVATION and SECTION A 4. THE DEMOLITION OF THE EXISTING RESIDENCE REQUIRES A SEPARATE PERMIT FROM 6 U�NV- THE GITY. A-7 ROOF PLAN 5. CONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIG ENGINEER 7-1 TOPOGRAPHIC SURVEY FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK. panne) Road co ar Cf:, SFl 1ST and 2ND FLOOR SQUARE FOOTAGE CALCULATIONS 6. ALL NEW UTILITY SERVICE GONNEGTORS SHALL BE MADE UNDERGROUND. a Fast Q�!V©n rravl We t ty 5F2 3RD FLOOR SQUARE FOOTAGE GALGULATION5 SQUARE FOOTAGE CALCULATIONS ISTFLOOR.................................................................................................. 1,626.12 S.F. 2NDFLOOR................................................................................................ 2,148.61 S.F. 3RD FLOOR 378.28 S.F. TOTALLIVABLE........................................................................................ 4,153.01 S.F. GARAGE 733.82 S.F. STRUCTURAL.............................................................................................. 4,886.83 S.F. 2ND FLOOR DEGK5..................................................................................... 326.25 S.F. 3RD FLOOR DECKS 898.29 S.F. TOTAL DEGKS............................................................................................... 1,224.54 5.F. 7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS GANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN 51DEYARD SETBACKS CANNOT EXCEED 0-O" FROM EXISTING GRADE. 8. ALL BLOCK WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING I PERMIT. COVERED AREA/ � DESIGN PROFESSIONAL IN CHARGE PATIO ABOVE EXT'G THE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLE 51\C' CONC. EXT'G EXISTING FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY �1 �� I CONIC. !�5 OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FOR GARAGE COMPATIBILITY WITH THE DESIGN OF THE BUILDING, NBMG 15.02.010, GBGR D E NAPPENDIX GHIAPTER 1, 106.3.4 CIT INC E ` EXT'GEXC„17VCONC._______CO THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE - 2010 CALIFORNIA BUILDING CODE: 2016 GBG, 2016 GRG ; 2016 GPG ; 2016 CEG HATCHING INDICATES NEW e 6" WIDE x 0-0' HIGH GMU WALL p 2016 CMG; 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE (EES) CODES WITH LOCAL AMENDMENTS: 2016 CALIFORNIA BUILDING STANDARDS U) 2% SF 20.7 EXT'G A 2 11� 3 CODE ( GAL -GREEN) A- 000 I EXTG CONIC. LEGAL OWNER FIRE NOTE WILLIAM BREECH THIS PROJECT WILL BE FIRE 2282 CHANNEL ROAD SPRINKLERED PER NFPA 13D NEWPORT BEACH, GA 92661 PH (949) 702-2455 LEGAL DESCRIPTION BLOCK P, LOT 5 of TRACT MAP 518 BUILDING CODE 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V -B, SPRINKLERED OCCUPANCY GROUP ................................. R3, U DESIGN DATA - ZONE Rl 5ETBAGKS FRONT ................... O' -O" AT CHANNEL ROAD 10'-0" AT BAY FRONT SIDES ...................... 3-O" TO TWO STORY 51-0"70 31RD STORY BUILDABLE AREA IS ...................... 2,610 S.F. 2 TIMES BUILDABLE IS ................. 5,220 S.F. LOT AREA 15 ......................................... 3,500 S.F. OPEN VOLUME REQUIRED 15.15% of 2,610 = 391.50 S.F. PROVIDED OPEN SPACE IS 471.25 S.F. MAX 3RD FLOOR FOOTAGE IS 1596 of 2,610 = 391.50 S.F. EXT'G CONC. O EXT'G NEW 32 WIDE x 72 <. �0EXTG 1 HIGH WOOD GATE CONIC. PLANTER` 1 CONIC. yaj EXT'G EXISTING 6' EXT'G EXISTING 0 EXT'G EXISTING 6' '\ \p• CONIC. HIGH WALL v 11.30FS CONIC. HIGH WALL (11.32FS) EXT'G CONIC. V (11.31 FS) EXT'G HIGH WALL EP ^ph HIGHEXT+30" EP EXT'G „ ( ) c� o ` HIGH WALL CONC. CONC. PROPERTY LINE 100.00' CONC. SETBACK SETBACK _ N _ u1 ELINE ® � LINE m 1 3 CAR o GARAGE ILL 1 IC) 1.5% SLOPE 2ND FLOOR A, DECK OUTLINE /0 0 SETBACK LINE 2ND FLOOR OUTLINE F N N �0 Q 1 3RD FLOOR GOVERED DECK OUTLINE 3RD FLOOR OUTLINEI r-----------------------------------------� O ----------------------------------------------------JIW II �� 1 I IZL w IH IJ I ZI 10ID 0 SLIDING I� -)I WIUV DOOM OI 7IW 10 o� NEW THREE oho to at STORY RESIDENCE oj> IW ai 010 10 ZI mLL l OQ DIp is 01 �I I �� WIO 0Y ��� oo� �0�� I� p 01 I a 1�' m I a W I I IM Q I 3RD FLOOR OUTLINE r --- -------r L--- ZI - L------------------------------------- C'i 3RD FLOOR COVERED DECK OUTLINE 1:5� �0 L-------; I o iI X00 Ii 0Q 0o II II � I - IL ---------JI L ----------- J /. 0 oo? 0� SLIDING 1 2ND FLOOR ;•_- DOORS OUTLINE N �0 0 y4JV �` 0 0 10.98FS 12.05FS EXT'G a? EXT'G ( ) ,. G ( ) EXT'G Orj CONC. N CONC. CONC. �Q 0`SNrL HATCHING INDIGATES N� NEW 6" WIDE x 0-0" HIGH FENCE NOTE EXT'G GMU WALL PER DETAIL 2 FOR ANY PORTION OF A WALL OR FENCE CONIC. 0.3 NEW 41" WIDE x 72"-2 THAT EXTENDS OVER COMMON PROPERTY 5.0 1.0 HIGH WOOD GATE-INES,70 INCLUDE FOOTINGS OR STRUCTURAL GOMPONENT5, THE GONTRAGTOR SHALL OBTAIN THE NEIGHBORS WRITTEN APPROVAL EXISTING AND A SEPARATE PERMIT. GARAGE 3. Between October 15 and May 15, erosion control measures shall be in place at the end of each working da whenever the five -da probability of rain exceeds 30 percent. During the remainder of the ear, the Y YP Y P 9 Y Y 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 poor 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. T 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 poor 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 aooroved by the soils engineer. The Building Division may require coring of concrete flat work placed over untested backfills to facilitate testing. If. 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 NORTH ARROW ® Q SETBAGK W i11 n LINE fll PROPERTY LINE 100.00 EXT'G EXT'G CONC. CONC. 30" WIDE x 72' HATGHING INDICATES HIGH WOOD_ OOD NEW 0" WIDE x 0-O" HIGH GATE Gr -1U WALL PER DETAIL 2 A - EXISTING RESIDENCE 14. Where support or buttressing of cut and natural slopes is determined to be necessary by the engineering geologist and soils engineer, the soils engineer will obtain approval of design, location and calculations from the Building Division poor to construction. 15. The engineering geologist and soils engineer shall inspect and test the construction of all buttress fills and attest to the stability of the slope and adjacent structures upon completion. 16. When cut pads are brought to near grade the engineering geologist shall determine If the bedrock is extensively fractured or faulted and will readily transmit water. If considered necessary by the engineering geologist and soils engineer, a compacted fill blanket will be placed. 17. The engineering geologist shall perform periodic inspections during grading. 18. Notification of Noncompliance: If, in the course of fulling their responsibility, the civil engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is not being done in conformance with the approved grading plans, the discrepancies shall be reported immediately in writing to the person in charge of the grading work and to the Building Inspector. Recommendations for corrective measures, if necessary, shall be submitted to the Building Department for approval. DOCUMENTATION 1. An as -built radio Ian shall be prepared b the civil engineer including original round surface elevations grading P P Y 9 99 as graded ground surface elevations, lot drainage patterns and locations, and elevations of all surface and subsurface drainage facilities. He/she shall provide written approval that the work was done in accordance with the final approved grading plan and state the number of yards of cut and/or fill moved during the operation. 2. A soils grading report prepared by the soils engineer, including locations and elevation of field density tests. Summaries of field and laboratory results and other substantiated data and comments on any changes made during grading and their effect on the recommendations made in the sails engineering investigation report. He shall provide written approval as to the adequacy of the site for the intended use and completion of work in accordance with the job specifications. 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site, including any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan. He/she shall provide written approval as to the adequacy of the site for the intended use as affected by geologic factors. Forms\General Grading Specifications 04/19/13 3 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. INSPEGT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE. 3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 905vo RELATIVE COMPACTION. 4. INSPECT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE. 5. A FINAL REPORT OF GOMPAGTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL. BE SUBMITTED TO THE OTY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL. G. NO FILLS SHALL BE PLAGED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST. 7. THE GENERAL GONTRAGTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL REGOMI`1ENDAMON5 CONTAINED THERE -IN. 8. REFER TO THE "SR" SHEET FOR SOILS REPORT RECOMMENDATIONS. 9. A GAL -OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER 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 F-XGAVA71ON WORK. 11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES. NOTES 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE THE APPLIGAN75 OF THE LEGAL REQUIREMENT TO OBSERVE GOVENANTS, 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 2 ON A-2 FOR GITY STANDARD SEWER LATERAL DETAIL 406-L 2% SF 15-C)" WI Z JI OI 0 W 0 O o1LL 2% SF 7 2-0" SETBACK Z U) 2% SF 11� 3 1 A- 000 I I 1�� EXT'G o (12.22FS) I 2ND FLOOR Q� DECK OUTLINE I Begonia Park r i//\,) 1 1.5516 I A-2 I I IZ O I 1 3 CAR o GARAGE ILL 1 IC) 1.5% SLOPE 2ND FLOOR A, DECK OUTLINE /0 0 SETBACK LINE 2ND FLOOR OUTLINE F N N �0 Q 1 3RD FLOOR GOVERED DECK OUTLINE 3RD FLOOR OUTLINEI r-----------------------------------------� O ----------------------------------------------------JIW II �� 1 I IZL w IH IJ I ZI 10ID 0 SLIDING I� -)I WIUV DOOM OI 7IW 10 o� NEW THREE oho to at STORY RESIDENCE oj> IW ai 010 10 ZI mLL l OQ DIp is 01 �I I �� WIO 0Y ��� oo� �0�� I� p 01 I a 1�' m I a W I I IM Q I 3RD FLOOR OUTLINE r --- -------r L--- ZI - L------------------------------------- C'i 3RD FLOOR COVERED DECK OUTLINE 1:5� �0 L-------; I o iI X00 Ii 0Q 0o II II � I - IL ---------JI L ----------- J /. 0 oo? 0� SLIDING 1 2ND FLOOR ;•_- DOORS OUTLINE N �0 0 y4JV �` 0 0 10.98FS 12.05FS EXT'G a? EXT'G ( ) ,. G ( ) EXT'G Orj CONC. N CONC. CONC. �Q 0`SNrL HATCHING INDIGATES N� NEW 6" WIDE x 0-0" HIGH FENCE NOTE EXT'G GMU WALL PER DETAIL 2 FOR ANY PORTION OF A WALL OR FENCE CONIC. 0.3 NEW 41" WIDE x 72"-2 THAT EXTENDS OVER COMMON PROPERTY 5.0 1.0 HIGH WOOD GATE-INES,70 INCLUDE FOOTINGS OR STRUCTURAL GOMPONENT5, THE GONTRAGTOR SHALL OBTAIN THE NEIGHBORS WRITTEN APPROVAL EXISTING AND A SEPARATE PERMIT. GARAGE 3. Between October 15 and May 15, erosion control measures shall be in place at the end of each working da whenever the five -da probability of rain exceeds 30 percent. During the remainder of the ear, the Y YP Y P 9 Y Y 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 poor 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. T 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 poor 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 aooroved by the soils engineer. The Building Division may require coring of concrete flat work placed over untested backfills to facilitate testing. If. 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 NORTH ARROW ® Q SETBAGK W i11 n LINE fll PROPERTY LINE 100.00 EXT'G EXT'G CONC. CONC. 30" WIDE x 72' HATGHING INDICATES HIGH WOOD_ OOD NEW 0" WIDE x 0-O" HIGH GATE Gr -1U WALL PER DETAIL 2 A - EXISTING RESIDENCE 14. Where support or buttressing of cut and natural slopes is determined to be necessary by the engineering geologist and soils engineer, the soils engineer will obtain approval of design, location and calculations from the Building Division poor to construction. 15. The engineering geologist and soils engineer shall inspect and test the construction of all buttress fills and attest to the stability of the slope and adjacent structures upon completion. 16. When cut pads are brought to near grade the engineering geologist shall determine If the bedrock is extensively fractured or faulted and will readily transmit water. If considered necessary by the engineering geologist and soils engineer, a compacted fill blanket will be placed. 17. The engineering geologist shall perform periodic inspections during grading. 18. Notification of Noncompliance: If, in the course of fulling their responsibility, the civil engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is not being done in conformance with the approved grading plans, the discrepancies shall be reported immediately in writing to the person in charge of the grading work and to the Building Inspector. Recommendations for corrective measures, if necessary, shall be submitted to the Building Department for approval. DOCUMENTATION 1. An as -built radio Ian shall be prepared b the civil engineer including original round surface elevations grading P P Y 9 99 as graded ground surface elevations, lot drainage patterns and locations, and elevations of all surface and subsurface drainage facilities. He/she shall provide written approval that the work was done in accordance with the final approved grading plan and state the number of yards of cut and/or fill moved during the operation. 2. A soils grading report prepared by the soils engineer, including locations and elevation of field density tests. Summaries of field and laboratory results and other substantiated data and comments on any changes made during grading and their effect on the recommendations made in the sails engineering investigation report. He shall provide written approval as to the adequacy of the site for the intended use and completion of work in accordance with the job specifications. 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site, including any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan. He/she shall provide written approval as to the adequacy of the site for the intended use as affected by geologic factors. Forms\General Grading Specifications 04/19/13 3 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. INSPEGT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE. 3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 905vo RELATIVE COMPACTION. 4. INSPECT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE. 5. A FINAL REPORT OF GOMPAGTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL. BE SUBMITTED TO THE OTY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL. G. NO FILLS SHALL BE PLAGED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST. 7. THE GENERAL GONTRAGTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL REGOMI`1ENDAMON5 CONTAINED THERE -IN. 8. REFER TO THE "SR" SHEET FOR SOILS REPORT RECOMMENDATIONS. 9. A GAL -OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER 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 F-XGAVA71ON WORK. 11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES. NOTES 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE THE APPLIGAN75 OF THE LEGAL REQUIREMENT TO OBSERVE GOVENANTS, 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 2 ON A-2 FOR GITY STANDARD SEWER LATERAL DETAIL 406-L 2% SF 15-C)" WI Z JI OI 0 W 0 O o1LL 2% SF 7 2-0" SETBACK �1�� LINE U) 2% SF 11� 3 F A- EXT'G o (12.22FS) EXT'G CONC. CONC. Begonia Park r - NEW 42" HIGH WALL CENTERED ON THE PROPERTY LINE EXT'G A-2 CONC. O 15.0 U ,fI EXISTING ----- I U DECK ABOVE ° E EXISTING RADIU55ED PLANTER AREAS 19 S.F. NEW PLANTER AREA EXISTING BULKHEAD NO CHANGES A �p/ 10.80TW) EXISTING DOCK NEW PLANTER AREA EXISTING BULKHEAD EXISTING BULKHEAD NO CHANGES EXISTING RADIIJ5SED PLANTER AREAS 19 S.F. NOj REVISIONS 1 No. C 22 6 L -OA Expires -37 1/31/1 N U) N 2282 CHANNEL (ROAD I' - Ci O NEWPORT BEACH, GAQ Begonia Park r 6 O U Corona Del U ° E Mar Bend X ►11 U �N E Balboa Blvd Peninsula E Bais 11%&/1144, ° aVpi.� ,�' ''� + r F OfOt"'147 ' Cfl YI 6 U�NV- ic,, � S co } 2282 panne) Road co ar Cf:, (P Z a 1 No. C 22 6 L -OA Expires -37 1/31/1 VICINITY MAP z a W .avers �4, DRAWN CHECKED DATE JOB NO. SHEET Amool PROJEGT SITE 2282 CHANNEL (ROAD NEWPORT BEACH, GAQ Begonia Park O Corona Del Mar Bend g ��"d.. E Bay Ave _ . Balboa a1 ' Gt E Balboa Blvd Peninsula E Bais 11%&/1144, � aVpi.� ,�' ''� r,7 F OfOt"'147 ' ? YI P va,Drp ic,, Mr 2282 panne) Road ar Cf:, (P Fast Q�!V©n rravl We t ty Lookout Point View Park The Wedge Carona & tat Se � Entrance Channel VICINITY MAP z a W .avers �4, DRAWN CHECKED DATE JOB NO. SHEET Amool REVISIONS W U z C) 0) W OL Tx (,n N0. C 2256/ Expires DRAWN CHECKED DATE JOB NO. SHEET A-2 1 N Ln N � r N 6 r � U � co Q � co Q W U z C) 0) W OL Tx (,n N0. C 2256/ Expires DRAWN CHECKED DATE JOB NO. SHEET A-2 1 r' W z z I O DECK GUARD 6" ENCROAGI- SETBACK An 2ND FLOOR PLAN IPXIMUr'I INTO ABBREVIATIONS FOS ................................ FAGE of STUD FS ................................... FINISHED SURFACE TW ................................. TOP of WALL TO .................................. TOP of GRATE 157 FLOOR PLAN EXISTING PLANTER 19 S.F. EXISTING TOP of BULKHEAD NEWPORT BAY EXISTING TOP of BULKHEAD EXISTING PLANTER 19 S.F. "R NORTH ARROW REVISIONS �LlN Oci r O r � 84:-2" ►11 �'� 15-0" �N Cfl : 04--2Y2' � co Q � co Q PROPERTY LINE 100.00' ------------------ Ul N N m m 0 0 0 •.. r. ,car -0; a. y,-.nf .;;`• GOOK J L \ / TOP - r - \\ ELECTRIC METER swK DW \ j RECESS \\ BATH #4 x PANTRY �� U. O' -O" SETBACK BEDROOM #4 TUB sHwR GABS REQUIRED i \\ / h DINING AREA -✓ 2_ -ER I I L---------- ---J ° Y I I I I z °_ JI 3 GAR GARAGE I o in A m OC MINIMUM CITY ' PARKING GARAGE UP oO� 19' DEEP X 20-9"— WIDE CLEAR \\ L �/ i- I I WORKSHOP AREA // --- ----------- SETBACK - ------------ --- ----- y ., h'. J -- __ _----___- N i i H � F PROPERTY LINE 100.00' 30" WIDE x 72" HIGH WOOD 32-7 GATE 55-7 51-01, 25-7 ^' 84-2 15-O" 100-O" 157 FLOOR PLAN EXISTING PLANTER 19 S.F. EXISTING TOP of BULKHEAD NEWPORT BAY EXISTING TOP of BULKHEAD EXISTING PLANTER 19 S.F. "R NORTH ARROW REVISIONS S O W Tx No. C 2256/ Expires \ OF/CALF`°/ z DL Ot O O n N DRAWN CHECKED DATE JOB NO. SHEET Awow3 �LlN Oci r O r � ►11 �'� �N Cfl : � co Q � co Q S O W Tx No. C 2256/ Expires \ OF/CALF`°/ z DL Ot O O n N DRAWN CHECKED DATE JOB NO. SHEET Awow3 8" ROOFENGROAGHMENT AT 2ND FLOOR with ENGROAGHMEN7 AGREEMENT THROUGH PUBLIC WORKS 3RD FLOOR PLAN REVISIONS 14 ivv-v OCi r >CrVO r 17-56" � ►11 �'� �N ATTIC AREA I OT TO CONTAIN ANY AIR CID U � (A �CID} REGISTERS, E LECTRICAL OUTLETS or LIGHTING Z Q OTHER THAN REQUIRED BY GODE. NOT TO GONTAIN AN INSULATION, DRYWALL or SIMILAR WALL FINISH NG MATERIALS PROPERTY LINE 100.00 N N N Z ID O' -O" 5ETBAGK REQUIRED Z p I I OPENLU R FAMILY ROOM i' ' GOVERED I I z co 1 U-0 O \ DECK II OPEN DEGK TANKLESS wG j ` '/ ' I I } l, ' ------------------1�------------------------------------- BATH #5 ------- --7R\------------- ---�--- —•T` -------------------1 -------------------- 1 I w HEATER UNFINISHED A IG AREA LAvOL 22 SF n� III .CO A A-6 A C01 5 DOOR 5ETBAGK �I DN --IREF�N J kl 11'-1 2'-OY2' ELEVATOR w 177-pC OPEN DECK II all I I 0-1 i N N LL H F F PROPERTY LINE 100.00 5-3 36'-2/2' 14'-11Y2' 21 6" 12'-7 10-o" 100-O" 3RD FLOOR PLAN REVISIONS U W C) ff Tx (,n No. C 2256/ Expires \ OF/CAL�`�/ Z a O O fl cf) DRAWN CHECKED DATE JOB NO. SHEET Ammm4 14 � OCi r >CrVO r � ►11 �'� �N CID U � (A �CID} CID Z Q U W C) ff Tx (,n No. C 2256/ Expires \ OF/CAL�`�/ Z a O O fl cf) DRAWN CHECKED DATE JOB NO. SHEET Ammm4 29-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 39.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 24'-O" HEIGHT LIMIT 3491, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 a.so�.zrysg�J_T.�� ELEVATOR SHAFT < 30 S.F. FOLDING DOORS SEE ROOF PLAN SYSTEM TYP. FLAT ROOF TYP. SLOPING MATERIAL ABOVE ROOF MATERIAL ELEVATOR 5HIAFT_\ TOP of GUARD Z TEMPERED GLASS ry DEGK GUARD STUCCO c O TOP of GUARD Z TEMPERED GLASS iV DECK GUARD 2ND F.S. TOP PLATE DOOR HOT NEW r WALL IST F.F. 11.50 ESTABLISHED GRADE_ ELEVATION of 10.91 SIDE PROF LINE ELEVATION ABBREVIATIONS F.S................................... ... FLOOR SHEATHING F.F.........................................FINISHED FLOOR, ACTUALLY FIXED 157 FLOOR SLAB ELEVATION GT .................................... HEIGHT T.G...................................... TOP of CURB F.F....................................... FLOW LINE EXTG ................................ EXISTING MLLW................................ MEAN LOW LOW WATER 29-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 3991 ABOVE ESTABLISHED 3_1 MIN. TO STUDS ATG 1 ATG \ TG jG 2' 1 '-1�" O�N D C,x REA 21y � \ I MAX. TOP of RIDGE SHEATHING IS 39.60 ELEVATION or 28'-83/8" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91 ALLOW 35/8' for ROOF MATERIAL INSTALLATION TG TG TO TG FIXED �a LI - ia`; _ I TOP PLATE ;�. J TOP PLATE J ILL-- =__ Al DOOR HOTS DOOR H075 o o- o o o. o o 0 0 0" O 0 - 0j o -2j 0 O TG TG TG TO TG FIXED �a LI - ia`; _ I TOP PLATE ;�. J TOP PLATE J ILL-- =__ Al DOOR HOTS DOOR H075 r Ln N TG TG 0 0 0 0 0 0 0 0 0 o-, 0 0 0 0 0 0 0 0 0 0' TG TO TG FIXED �a a _ I TOP PLATE TO -G D D STONE VENEER SOLID LINE INDICATES NEW STONE VEN WAINSCOT FINI5HED SURFACES PER WAIN5GOT DRAINAGE PLAN, SEE SHEET G-1 TO EAST ELEVATION STUCCO NOTE CONTRAGTOR SHALL UTILIZE AN ACRYLIC STUGGO APPLICATION for THIS PROJECT. ALL NEW STUGGO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D" PAPER or TYVEK" MEMBRANE over ALL WOOD BASED SHEATHING PER GBG 2510.6 per G.R.G. 8703:6.3, C.B.G. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH R,4DIUSSED CORNERS. 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 MAX. TOP of RIDGE SHEATHING IS 39.60 ELEVATION or 28'-83/8' ABOVE THE ESTABLISHED GRADE ELEVATIO of 10.91 TOP PLATE 1 TYPICAL STUGGO TOP of GUARD Z � 3RD F.S. V TOP PLATE , DOOR and WINDOW HGTS TOP of GUARD 0 co Z_ 14 2ND F.S. TOP PLATE DOOR HOT TYPICAL STUCCO r co EXTG 50� , SIDE PROI LINE 3-1, MIN. TO STUDS TOP PLATE MAX. TOP of RIDGE SHEATHING IS 39.60 ELEVATION or 28'-83/8' ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91 ALLOW 35/8' for MAX. TOP of MECH. WELL WALL TYP. SLOPING 34.74 ELEVATION or 23'-10" ABOVE ROOF MIATERIAL—\ ROOF MATERIAL THE ESTABLISHED GRADE INSTALLATION ELEVATION of 10.91 N nl 29'-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 39.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 TMPIGAL STUCCO 24'-0" HEIGHT LIMIT 34.91, ABOVE FLASHING NOTES ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED TRIM NOTES ANY ROOF OVERHANGS PARALLEL TO NORTH and SOUTH SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE GONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARGHITECTURAL DETAILS. ALLOW 35/8' for ROOF MATERIAL INSTALLATION nl FLAT ROOF AREA ABOVE ELEVATOR SHAFT < 30 S.F. SEE ROOF PLAN TYP. FLAT ROOF MATERIAL ABOVE ELEVATOR SHIAFT� MAX. TOP of RIDGE SHEATHING 15 39.60 ELEVATION or 28'-83/8' ABOVE THE ESTABLISHED GRADE ELEVATION Of 10.91 TYP. SLOPING i- ROOF MATERIAL VENEER NOTE ALL STONE VENEER SHALL BE A "MORAH" SUNSET LEDGE STONE APPLIED PER PER ARGH17EC7URAL DETAILS DOOR and WINDOW NOT E5 ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6" WIDE STRIP OF "BT" MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ON ALL SIDES. ADDRESS NOTE THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE PER N.B.M.G. MUNICIPAL CODE FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. ALLOW 35/8' for ROOF MATERIAL INSTALLATION m ESTABLISHED GRADE ELEVATION Of 10.91 ESTABLISHED GRADE c ELEVATION of 10.91 HEIGHT GERTIFIGATION izEQUIfzED MAXIMUM TOP of OLA55 GUARDRAIL and SOLID GUARD CAP ELEVATION IS 34.24 or 23'-4" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91. MAXIMUM ALLOWED ELEVATION IS 24' ABOVE ESTABLISHED GRADE or A 34.91 FINISHED ELEVATION 29'-0" MAXIMUM FINISHED ROOF HEIGHT - - - - - - - - - - - GRADE ELEVATION of 10.91 TYP. SLOPING ELEVATIONOEATON BONE ESTABLISHED ROOF MATERIAL TOP PLATE COVERED LDEG< TOP PLATE I n TG TO TO TG 24'-0" HEIGHT LIMIT 3491, ABOVE f - - - - - - - - - - - - - - - - - - - - - - - - - - ESTABLISHED GRADE ELEVATION = 0 of 10.91 AG. GHANNE� ROAD - ESTABLISHED GRADE ELEVATION of 10.91 FACE of EXISTING - CURB AT STREET DECK GLASS GUARDm 24-0 TG "HEIGHT LIMIT 34.91, ABOVE TOP of GUARD N ESTABLISHED GRADE ELEVATION I I pp of 10.91 HOT rlxc Lij II � TYPIGAL `• ` i' ` i' I I c TOP of GUARD ip STUCCOL- ' ` TEMPER TYPICAL AR D GLASS DEGK G D STUGGO \\ ,' TOP of GUARD OCID TEMPERED GLASS I44' MAX. TO DECK GUARD f L "EGRESS d � BOTTOM of I b r -rG I I OPENING WINDOWS CiCi 2N1:) F.S. I 2ND F.S. 2ND F.S. FIXE 2ND F.S. 2ND F.S. ---- - - - - - - ---------- I o o II II NTG o o 0 0 o o T P PLATE TOP PLATE I O LA FIXED LI - N I I I I WINDOW HOT ci DOOR WINDOW HOT TO TG TG .. - � r .,I _� HGT i i s 1. i TYPICAL I I I ,� TYPICAL � I I L� I ,' I I �� TYPICAL STUCCO STUCCO * , L� / N STUCCO I II N\ N i Ig. j r ll �' FIXED FIXED L h N h IT�I \ I TOP of GURB 11.50 ` _ 157 F.F. 11.50 !7 REGE55ED STONE VENEER RECESSED STONE VENEER REGE55ED Ai�0 10" FLOGARD WAINSCOT FLOGARD WAINSCOT FLOGARD 6C L DRAIN FILTER DRAIN FILTER DRAIN FILTER s)\/c") T J 30-0" 10'-0" STREET FRONT 5E7BAGK PROPERTY LINES SOLID LINE INDICATES NEW FINISHED SOLID LINE INDICATES NEW FINISHED SURFACES PER DRAINAGE PLAN, SURFACES PER DRAINAGE PLAN, SEE SHEET G-1 SEE SHEET G-1 SOUTH ELEVATION BAY FRONT PROPERTYL NEWPORT HARBOR ESTABLISHED GRADE ELEVATION of 10.91 EXISTING BULKHEAD TOP AT + 10.8 MLLW - EXISTING BULKHEAD REVISIONS .. i, FIXED 0 _ I TOP PLATE J TOP PLATE DOOR HOTS DOOR H075 Ln N TG TG TO TO TO TYPICAL r � 1 U STucco ° E x ►11 �'� �N I .I r o m 3 ci 6 a T D D I` co � � O TOP of GUARD TOP of GUARD r z TEMPERED GLASS Z I DEGK GUARD j III d I � 2ND F.S. _-------------_- ------ J ----_----_--------------- 2ND F.S. TOP PLATE TYPICAL o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o TOP PLATE STUCCO GARGE DOOR HGT TG TG TG TG TG TO ABV ::=5 BELOW r NEW NEW �0 WALL WALL O NEWNEW p GATE --.-->GATE TOP of CURB 11.50HUAI TOP of CURB SECTIONAL STONE VENEER GARAGE DOORS SIDE WAINSCOT SIDE PROPERTY PROPERTY LINE LINE "-'27-10' 4'-1" MIN. TO STUDS WEST ELEVATION FLASHING NOTES ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED TRIM NOTES ANY ROOF OVERHANGS PARALLEL TO NORTH and SOUTH SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE GONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARGHITECTURAL DETAILS. ALLOW 35/8' for ROOF MATERIAL INSTALLATION nl FLAT ROOF AREA ABOVE ELEVATOR SHAFT < 30 S.F. SEE ROOF PLAN TYP. FLAT ROOF MATERIAL ABOVE ELEVATOR SHIAFT� MAX. TOP of RIDGE SHEATHING 15 39.60 ELEVATION or 28'-83/8' ABOVE THE ESTABLISHED GRADE ELEVATION Of 10.91 TYP. SLOPING i- ROOF MATERIAL VENEER NOTE ALL STONE VENEER SHALL BE A "MORAH" SUNSET LEDGE STONE APPLIED PER PER ARGH17EC7URAL DETAILS DOOR and WINDOW NOT E5 ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6" WIDE STRIP OF "BT" MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ON ALL SIDES. ADDRESS NOTE THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE PER N.B.M.G. MUNICIPAL CODE FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. ALLOW 35/8' for ROOF MATERIAL INSTALLATION m ESTABLISHED GRADE ELEVATION Of 10.91 ESTABLISHED GRADE c ELEVATION of 10.91 HEIGHT GERTIFIGATION izEQUIfzED MAXIMUM TOP of OLA55 GUARDRAIL and SOLID GUARD CAP ELEVATION IS 34.24 or 23'-4" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91. MAXIMUM ALLOWED ELEVATION IS 24' ABOVE ESTABLISHED GRADE or A 34.91 FINISHED ELEVATION 29'-0" MAXIMUM FINISHED ROOF HEIGHT - - - - - - - - - - - GRADE ELEVATION of 10.91 TYP. SLOPING ELEVATIONOEATON BONE ESTABLISHED ROOF MATERIAL TOP PLATE COVERED LDEG< TOP PLATE I n TG TO TO TG 24'-0" HEIGHT LIMIT 3491, ABOVE f - - - - - - - - - - - - - - - - - - - - - - - - - - ESTABLISHED GRADE ELEVATION = 0 of 10.91 AG. GHANNE� ROAD - ESTABLISHED GRADE ELEVATION of 10.91 FACE of EXISTING - CURB AT STREET DECK GLASS GUARDm 24-0 TG "HEIGHT LIMIT 34.91, ABOVE TOP of GUARD N ESTABLISHED GRADE ELEVATION I I pp of 10.91 HOT rlxc Lij II � TYPIGAL `• ` i' ` i' I I c TOP of GUARD ip STUCCOL- ' ` TEMPER TYPICAL AR D GLASS DEGK G D STUGGO \\ ,' TOP of GUARD OCID TEMPERED GLASS I44' MAX. TO DECK GUARD f L "EGRESS d � BOTTOM of I b r -rG I I OPENING WINDOWS CiCi 2N1:) F.S. I 2ND F.S. 2ND F.S. FIXE 2ND F.S. 2ND F.S. ---- - - - - - - ---------- I o o II II NTG o o 0 0 o o T P PLATE TOP PLATE I O LA FIXED LI - N I I I I WINDOW HOT ci DOOR WINDOW HOT TO TG TG .. - � r .,I _� HGT i i s 1. i TYPICAL I I I ,� TYPICAL � I I L� I ,' I I �� TYPICAL STUCCO STUCCO * , L� / N STUCCO I II N\ N i Ig. j r ll �' FIXED FIXED L h N h IT�I \ I TOP of GURB 11.50 ` _ 157 F.F. 11.50 !7 REGE55ED STONE VENEER RECESSED STONE VENEER REGE55ED Ai�0 10" FLOGARD WAINSCOT FLOGARD WAINSCOT FLOGARD 6C L DRAIN FILTER DRAIN FILTER DRAIN FILTER s)\/c") T J 30-0" 10'-0" STREET FRONT 5E7BAGK PROPERTY LINES SOLID LINE INDICATES NEW FINISHED SOLID LINE INDICATES NEW FINISHED SURFACES PER DRAINAGE PLAN, SURFACES PER DRAINAGE PLAN, SEE SHEET G-1 SEE SHEET G-1 SOUTH ELEVATION BAY FRONT PROPERTYL NEWPORT HARBOR ESTABLISHED GRADE ELEVATION of 10.91 EXISTING BULKHEAD TOP AT + 10.8 MLLW - EXISTING BULKHEAD REVISIONS Ln N � r r � U U ° E x ►11 �'� �N ° r m 3 ci 6 I` co � } O O 00, No. C 22 6 -A Expires _c DRAWN CHECKED DATE JOB NO. SHEET �-5 MAXIMUM TOP of GLASS GUARDRAIL and SOLID GUARD GAP ELEVATION 15 34.24 or 23'-4" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91. MAXIMUM ALLOWED ELEVATION IS 24' ABOVE ESTABLISHED GRADE or A 34.91 FINISHED ELEVATION 29'-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 39.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 24'-0" HEIGHT LIMIT 34.91, ABOVE STABL15HED GRADE ELEVATION of 10.91 NEWPORT HARBOR ESTABLISHED GRADE _ ELEVATION of 10.91 EXISTING BULKHEAD TOP AT + 10.8 MLLW EXISTING— BULKHEAD ELEVATION ABBREVIATIONS F.S....................................... FLOOR SHEATHING F.F.........................................FINISHED FLOOR, ACTUALLY N 157 FLOOR SLAB ELEVATION HOT .................................... HEIGHT T.0 ...................................... TOP of CURB F.F....................................... FLOW LINE EXTG ................................ EXISTING MLLW................................ MEAN LOW LOW WATER CURB AT STREET - V 2ND F.S. SLATE WINDOW HOT TYP. SLOPING ROOF MATERIAL MAX. TOP of RIDGE SHEATHING IS ALLOW 35/8' for 3.9.60 ELEVATION or 28'-83/8' ABOVE ALLOW 35/8" for ROOF MATERIAL TYP. SLOPING THE ESTABLISHED GRADE ELEVATION ROOF MATERIAL INSTALLATION ROOF MATERIAL of 10.91 INSTALLATION �1 m MAX. TOP of MEGH. WELL WALL 34.006 ELEVATION or 23'-9" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91 TO /TG�� GTS 6.-0.. T�. YPICAL EGRESS STUGGO \ WINDOWS 1.1 co 0'.- II - TOP of GUARD Z Mom N TOP PLATE clr WINDOW HOT TEMPERED OLA55 DECK GUARD j Q TOP of GUARD V 2ND F.S. SLATE WINDOW HOT TYP. SLOPING ROOF MATERIAL MAX. TOP of RIDGE SHEATHING IS ALLOW 35/8' for 3.9.60 ELEVATION or 28'-83/8' ABOVE ALLOW 35/8" for ROOF MATERIAL TYP. SLOPING THE ESTABLISHED GRADE ELEVATION ROOF MATERIAL INSTALLATION ROOF MATERIAL of 10.91 INSTALLATION �1 m MAX. TOP of MEGH. WELL WALL 34.006 ELEVATION or 23'-9" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91 TO /TG�� GTS 6.-0.. T�. YPICAL EGRESS STUGGO \ WINDOWS 1.1 co 0'.- II - 11 6) TYPICAL ` FIXED .. 1 G _ T STU GO ` - 44" MAX TO ... EMPERED CLASS BOTTOM of DECK GUARD OPENING- 2ND PENING 2ND F.S. 2ND F.S... 2ND F.S. 2ND F.S. --------- -1 - ------ 0 0 0 o 0. 0II II 0 0 1 T ------ -- - - --------- - - - - WINDOW ATG I1.. . I � 11 TYPICAL STUGGo z i Ll TYP. SLOPING ROOF MATERIAL HEIGHT GEIZTIFIGATION REQUIRED TOP PLATE O TOP of GUARD ,l 61 f � Mom N clr i WINDOW 6 r HOTS 11 6) TYPICAL ` FIXED .. 1 G _ T STU GO ` - 44" MAX TO ... EMPERED CLASS BOTTOM of DECK GUARD OPENING- 2ND PENING 2ND F.S. 2ND F.S... 2ND F.S. 2ND F.S. --------- -1 - ------ 0 0 0 o 0. 0II II 0 0 1 T ------ -- - - --------- - - - - WINDOW ATG I1.. . I � 11 TYPICAL STUGGo z i Ll TYP. SLOPING ROOF MATERIAL HEIGHT GEIZTIFIGATION REQUIRED TOP PLATE O TOP of GUARD ,l 61 \ \ HOT , _G TYPICAL- STUCCO YPICALSTUCCO EGRESS i i y WINDOWS' ELECTRIC METER TYPICAL RECESS � k9 FRED r STUCCO . i r u r u 1S7 F.F. 11.50 o 0 0 TOP of CURB 11.50 -- — — — — — — — — — — — — — — — — — — — — — — — 1 RECESSED SOLID LINE INDICATES NEW FINISHED RECESSED 44" MAX. TO RECESSED _BAY FRONT FLOGARD FLOGARD BOTTOM of FLOGARD '� CDS PROPERTY LINE 5'-0' DRAIN FILTER SURFACES PER DRAINAGE PLAN, DRAIN FILTER OPENING GA5 METER DRAIN FILTER L� 10" SEE SHEET G-1 NORTH ELEVATION 29'-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 39.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 6 x 14 RIDGE BEAM 2 x 6 SLOPING CEILING JOISTS with 1 x 6 T and G 24'-0" HEIGHT LIMIT 34.91, ABOVE V -GROOVE SIDING ESTABLISHED GRADE ELEVATION BELOW — — — — — — — — — — — — — — — — of10.91 ROOF SHEATHING 2 x 10 RAFTERS WIND. and DOOR HOT Z= TYP. TG GLASS — GUARDS 2ND FF PLATE GARAGE DOOR HOT ABOVE FS SECTIONAL GARAGE— DOOR TOP of GURB STREET FRONT PROPERTY LINE- ' SLOPING EXP: BEAMS TYP. TMP. DOOR WINDOW FE) EGK TRP. 14" r- TRUSS JOISTS STUCCO NOTE CONTRACTOR SHALL UTILIZE AN ACRYLIC, STUCCO APPLICATION for THI5 PROJECT. ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D" PAPER or '" l VEK" MEMBRANE over ALL WOOD BASED SHEATHING PER GBG 2510.6 per G.R.C. R703.6.3, G.B.G. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH RADIU55ED CORNERS. WEEP SGREED 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 ALLOW 3% ABOVE RIDGE SHEATHING for ROOF MATERIAL FORGED AIR UNIT TYP. DOOR f � Mom N clr WINDOW 6 r HOTS \ \ HOT , _G TYPICAL- STUCCO YPICALSTUCCO EGRESS i i y WINDOWS' ELECTRIC METER TYPICAL RECESS � k9 FRED r STUCCO . i r u r u 1S7 F.F. 11.50 o 0 0 TOP of CURB 11.50 -- — — — — — — — — — — — — — — — — — — — — — — — 1 RECESSED SOLID LINE INDICATES NEW FINISHED RECESSED 44" MAX. TO RECESSED _BAY FRONT FLOGARD FLOGARD BOTTOM of FLOGARD '� CDS PROPERTY LINE 5'-0' DRAIN FILTER SURFACES PER DRAINAGE PLAN, DRAIN FILTER OPENING GA5 METER DRAIN FILTER L� 10" SEE SHEET G-1 NORTH ELEVATION 29'-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 39.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 6 x 14 RIDGE BEAM 2 x 6 SLOPING CEILING JOISTS with 1 x 6 T and G 24'-0" HEIGHT LIMIT 34.91, ABOVE V -GROOVE SIDING ESTABLISHED GRADE ELEVATION BELOW — — — — — — — — — — — — — — — — of10.91 ROOF SHEATHING 2 x 10 RAFTERS WIND. and DOOR HOT Z= TYP. TG GLASS — GUARDS 2ND FF PLATE GARAGE DOOR HOT ABOVE FS SECTIONAL GARAGE— DOOR TOP of GURB STREET FRONT PROPERTY LINE- ' SLOPING EXP: BEAMS TYP. TMP. DOOR WINDOW FE) EGK TRP. 14" r- TRUSS JOISTS STUCCO NOTE CONTRACTOR SHALL UTILIZE AN ACRYLIC, STUCCO APPLICATION for THI5 PROJECT. ALL NEW STUCCO SHALL BE APPLIED OVER 2 LAYERS OF GRADE "D" PAPER or '" l VEK" MEMBRANE over ALL WOOD BASED SHEATHING PER GBG 2510.6 per G.R.C. R703.6.3, G.B.G. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH GOAT TEXTURE WITH RADIU55ED CORNERS. WEEP SGREED 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 ALLOW 3% ABOVE RIDGE SHEATHING for ROOF MATERIAL FORGED AIR UNIT TYP. DOOR ----- TOP PI DOOR and WINDOW ONE LAYER of %" TYPE TYP HOTS TYP. "X" G P. BOARD AT WINDOW DOOR WALLS and CEILING of GA E 3 GAR GARAGE r ESTABLISHED GRADE ELEVATION of 10.91 TYPICAL TYPICAL 12" THIGK MAT FOOTING SLAB FOUNDATION SECTION ,� TYP. r DOC TYPICAL - FOOTING FLASHING NOTES ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED TRIM NOTES ANY ROOF OVERHANGS PARALLEL TO NORTH and SOUTH SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. ROOF SHEATHING - 2 x 8 RAFTER JOISTS with R-30 RIGID INSULATION I�I Mom N clr WINDOW 6 r HOTS TYP. WINDOW ° TYP. TYP. TMP. DOOR DOOR DOCK l9 U � CA r C CID 4- DOOR z z 2ND FF a ----- TOP PI DOOR and WINDOW ONE LAYER of %" TYPE TYP HOTS TYP. "X" G P. BOARD AT WINDOW DOOR WALLS and CEILING of GA E 3 GAR GARAGE r ESTABLISHED GRADE ELEVATION of 10.91 TYPICAL TYPICAL 12" THIGK MAT FOOTING SLAB FOUNDATION SECTION ,� TYP. r DOC TYPICAL - FOOTING FLASHING NOTES ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED TRIM NOTES ANY ROOF OVERHANGS PARALLEL TO NORTH and SOUTH SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1 -HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. ROOF SHEATHING - 2 x 8 RAFTER JOISTS with R-30 RIGID INSULATION V TYP. FLOOR -9 SHEATHING TYP 14 FAMILY ROOM TRUSS JOISTS ,I > WALL #2 TYP. 14" r -TRUSS JOISTS 1� x TYP. DOOR HALL #1 7 (P. DOOR TYP. FLOOR SHEATHING 2ND FF i '. It l ♦ 4 .. IrdlZl,I>•S MW r TYP. TYP. WINDOW WINDOW __JI -1 COVERED DEGK TYP. POCKET SLIDING DOOR DOORS WALL #2 MASTER BEDROOM TYP. FLOOR TYP. 14" SHEATHING TRUSS JOISVz TS u 3 ,Y ..Sl' lL v^P,: ., C, ..,�5ibii_4 t •.ti.�v .': . ST E PE GREAT ROOM STREET FRONT PROPERTY LINE O 6) 29'-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 39.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 24'-0" HEIGHT LIMIT 34.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 CHANNEL ROAD ESTABLISHED GRADE ELEVATION of 10.91 FACE of EXISTING CURB AT STREET VENEER NOTE ALL STONE VENEER SHALL BE A "MORAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILS DOOR and WINDOW NOT E5 ALL DOOR and WINDOW FRAMES SHALL RECEIVE A G" WIDE STRIP OF "137 MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ON ALL SIDES. ADDRESS NOTE THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE PER N.B.M.G. MUNICIPAL CODE FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. ALLOW 35/8' ABOVE RIDGE SHEATHING for ROOF MATERIAL nl I I . I�I Mom N V TYP. FLOOR -9 SHEATHING TYP 14 FAMILY ROOM TRUSS JOISTS ,I > WALL #2 TYP. 14" r -TRUSS JOISTS 1� x TYP. DOOR HALL #1 7 (P. DOOR TYP. FLOOR SHEATHING 2ND FF i '. It l ♦ 4 .. IrdlZl,I>•S MW r TYP. TYP. WINDOW WINDOW __JI -1 COVERED DEGK TYP. POCKET SLIDING DOOR DOORS WALL #2 MASTER BEDROOM TYP. FLOOR TYP. 14" SHEATHING TRUSS JOISVz TS u 3 ,Y ..Sl' lL v^P,: ., C, ..,�5ibii_4 t •.ti.�v .': . ST E PE GREAT ROOM STREET FRONT PROPERTY LINE O 6) 29'-0" MAXIMUM FINISHED ROOF HEIGHT ELEVATION 39.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 24'-0" HEIGHT LIMIT 34.91, ABOVE ESTABLISHED GRADE ELEVATION of 10.91 CHANNEL ROAD ESTABLISHED GRADE ELEVATION of 10.91 FACE of EXISTING CURB AT STREET VENEER NOTE ALL STONE VENEER SHALL BE A "MORAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILS DOOR and WINDOW NOT E5 ALL DOOR and WINDOW FRAMES SHALL RECEIVE A G" WIDE STRIP OF "137 MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ON ALL SIDES. ADDRESS NOTE THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE PER N.B.M.G. MUNICIPAL CODE FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. ALLOW 35/8' ABOVE RIDGE SHEATHING for ROOF MATERIAL nl I I . I�I N OPEN DECK TYP. TYP. WIND. WIND. TYP. DOORE TYPICAL 12" THICK MAT SLAB FOUNDATION TYPIGAL- FOOTING DEGK TOP of GUARD TYP. TG z GLASS y GUARDS DEGK FS TOP PLATE DOOR HOT of GUARD CID '; TYP. TO GLASS GUARDS 2ND FF TE GUARD TYP. i ENGROACHMENT DOORS SETBAGK LINE 11.33 FS I 1ST FF ESTABLISHED GRADE ELEVATION of 10.91 BAY FRONT PROPERTY LINE EXISTING BULKHEAD REVISIONS U W W 61 S W W QL / No. C 22 6 LO -A Expires 31/19 \ OF/CAL�`�/ PM /4a.n�cu DRAWN CHECKED DATE JOB NO. SHEET N clr 6 r � ° U X U � CA C CID 4- z z a U W W 61 S W W QL / No. C 22 6 LO -A Expires 31/19 \ OF/CAL�`�/ PM /4a.n�cu DRAWN CHECKED DATE JOB NO. SHEET THIS 2ND FLOOR ROOF OVERHANG 15 ALLOWED TO EXTEND PAST THE FRONT PROPERTY LINE with AN ENGROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT 8"ILI P. FLAT pw I5' 3" oI I O O Iz SLOPE Y4' 1' Zi 12 WI�I PE Fo T J to iiJ. TYPICAL NEW A A a -moo aul g �, n1 ---J tL � 12" a IZ o TYPICAL NEW DECK TYPICAL NEW SLOPING ROOF MATERIAL 2ND FLOOR OUTLINE 4 W �< `1 p N Al (N ,1: p 4�,I f; 4I• 4:12 44 � ry 14 w 4:12 P. FLAT pw nl ; 14 OI OI O ROOF MATLj SLOPE Y4' 1' Zi 12 I Q- 2ND FLOOR OUTLINE ROOF PLAN FIRE NOTES 1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE IF 5PRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. APPLY STUCCO FINISHES AS REQUIRED PER GBG TO ACHIEVE ONE HOUR FIRE RESISTIVE CONSTRUCTION 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 4: GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL 15 CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 TYPICAL NEW SLOPING ROOF MATERIAL ROOF PLAN NOTES 1. ALL ROOF MATERIAL ON SLOPING ROOFS SHALL BE A CL.A55 "A" FIRE RATED ROOF MATERIAL BY "EAGLE ROOFING PRODUCTS' COLOR TO BE SELECTED BY THE OWNER and INSTALLED PER MANUFACTURE'S RECOMMENDATIONS. ESR REPORT #1900 2. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT =10 POUNDS. 3. ALL 2ND FLOOR DECK AND 3RD FLOOR ROOF DECK MATERIAL SHALL BE A GLASS "A" ELA5TOMERIC ROOF MEMBRANE FIN15H BY "POLYGOAT PRODUCT5" APPLIED OVER DECK SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. SLOPE ALL DECK AREAS AT %' PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. ESR # 2785 4 ALL ROOF TO ROOF OR ROOF TO WALL FLASHING SHALL BE STAINLESS STEEL. NO GALVANIZED IRON 15 ALLOWED. 5. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN Ya" MINIMUM TO %d' MAXIMUM 5GREEN MESH. 2ND FLOOR ATTIC VENTILATION GALGULATIONS ATTIC SPACE IS APPROX. 340 SQ. FEET = 2.26 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIRED USE (2) %2 of A 24" DIAMETER COPPER ROOF VENTS AT 1.50 S.F. EACH =.2 X 1.50 = 3.0 S.F. of VENTILATION PROVIDED WHICH EXCEEDS THE MINIMUM REQUIREMENT of 2.66 S.F. SEE ROOF PLAN for LOCATIONS. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH %8' MINIM TO %a MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, 3RD FLOOR ATTIC VENTILATION CALCULATIONS ATTIC SPACE 15 APPROX. 2113a. FEET = 1.40 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIRED USE (1) WALL VENT 24" x 18" LOCATED ON THE NORTH SIDE of ATTIC, SEE NORTH ELEVATION and ROOF PLAN for LOCATION. THIS WALL VENT HAS 3.0 S.F. of VENT AREA EXCEEDING THE MINIMUM REQUIREMENT of 1.40 S.F. NOTE 1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH /8' MINIM TO %4" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE, TYPICAL NEW SLOPING ROOF MATERIAL 30" x 24" LOUVERED ATTIC VENT MAX. TOP of RIDGE SHEATHING IS 39.60 ELEVATION or 28'-83/8" ABOVE THE ESTABLISHED GRADE ELEVATION C710.01 PROPERTY LINE 100.00' MAXIMUM TOP of GLASS GUARDRAIL and SOLID GUARD GAP ELEVATION IS 34.24 or 23'-4" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91. MAXIMUM ALLOWED ELEVATION 15 24' ABOVE ESTABLISHED GRADE or A 34.91 FINISHED ELEVATION +42" MIN. HEIGHT TEMPERED OLA55 DECK GUARDRAIL with MAX. 0"ENGROAGHMENT INTO SETBACK 12" 12 TYP. FLAT ROOF. M �_ P FLAT R.O.OF -. AT, SLOPE' �p MATE SLOPE So (;°A;;I Q %2 FOOT O z %2 FOOT n N �) TYPICAL NEW DECK 3:12 `' 3RD FLOOR GOVERED DECK OUTLINE �I FINISH MATERIAL, SLOPE)/4" PER FOOT ry ry I O MINIMUM L 44T, nl 1{ CV ry : ;, u I w TYPICAL NEW ry ry h , TYPICAL NEW nl nl .. u SLOPING ROOFS SLOPING ROOF w ' „ j 12 oI +42" MIN. HEIGHT yq �Pvv �� µY' nl D Yl (+ v� MATERIAL �< p ry TEMPERED GLASS MATERIAL �- � s'; I I I W O DECK GUARDRAIL with ;;•. • v;�;, 3RD FLOOR a0 W MAX. 0' ENCROACHMENT 3:12 3.12 ouTUNe DECK A \ INTO SETBACK O 3:12 rl RIDGE RIDGE RIDGE RIDGE RIDGE I I W MAX. TOP of IDLE SHEATHING IS Z 39.60 ELEV TION or 28'-83/8" ABOVE U TYP. FLAT I THE ESTABLI HED GRADE ELEVATION 3:12 ROOF MATE 3:12 L 3:12 I I of 10.91 L w I DECK PITCH BREAK I WQ Q MAX. TOP of RIDGE SHEATHING IS �� w I P v y O ry 12 I O 1 3 JP 0 � ,. N 39.60 ELEVATION or 28' 8 /�' ABOVE p� 4. Yl Fs' I - A a THE ESTABLISHED GRADE ELEVATION ° I ''" I A-ro OT 10.9 AG CONDENSER LOCATION IN W p MECH. WELL g 1 412 SLOPE THIS ROOF 4'12 MXf SECTION AT w,> 1" PER FOOT 2ND FLOOR OUTLINE PROPERTY LINE 100.00' MAX. TOP of MECH. WELL WALL 34.74 ELEVATION or 23'-10" ABOVE THE ESTABLISHED GRADE ELEVATION of 1091 P. FLAT pw nl ; 14 O ROOF MATLj SLOPE Y4' 1' 12 I PE Fo T iiJ. TYPICAL NEW W SLOPING ROOF w ZI N �, n1 ---J F � 12" N a o SLOPE THIS ROOF 4'12 MXf SECTION AT w,> 1" PER FOOT 2ND FLOOR OUTLINE PROPERTY LINE 100.00' MAX. TOP of MECH. WELL WALL 34.74 ELEVATION or 23'-10" ABOVE THE ESTABLISHED GRADE ELEVATION of 1091 3RD FLOOR GOVERE_ -__. --- N(N ------- - DECK OUTLINE ry pw nl ; 3RD FLOOR GOVERE_ -__. --- N(N ------- - DECK OUTLINE ry MAXIMUM ALLOWED SQUARE FOOTAGE for THE TOP of THE ELEVATOR SHAFT ROOF IS 30 SQUARE FEET. AS DESIGNED 1-713.2-9.55 S.F. MAX. MAX. HOT IS 39.91 ELEVATION or 28'-83/8' ABOVE ESTABLISHED GRADE MAX. TOP of RIDGE SHEATHING IS 39.60 ELEVATION or 28'-83/8' ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91 HVAC CONDENSER LOCATION. SUB -CONTRACTOR TO PROVIDE SOUND ATTENUATION CALCULATIONS TO OBTAIN SEPARATE PERMIT BY DEFERRED SUBMITTAL HVAC CONTRACTOR SHALL SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275 SOUND LEVEL NOT TO EXCEED 50 dba (55 dba WITH TIMER; (55 dba WITH TIMER AND NEIGHBORS CONSENT) PER SECTION 10.26.045 OF THE NEMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTY PATIO OR OPENING, LOCATE EQUIPMENT IN THE EQUIPMENT WELL ON ROOF. PROVIDE SEISMIC ANCHORAGE OF THE UNIT AND THE REQUIRED PLATFORMS. MAXIMUM TOP of GLASS GUARDRAIL and SOLID GUARD GAP ELEVATION 13- 34.24 or 23'-4" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91. MAXIMUM ALLOWED ELEVATION 15 24' ABOVE ESTABLISHED GRADE or A 34.91 FINISHED ELEVATION TYPICAL NEW DEGK FIN15H MATERIAL, SLOPE)/4" PER FOOT MINIMUM +42" MIN. HEIGHT TEMPERED OL.A55 DECK GUARDRAIL with MAX. 0" ENCROACHMENT N70 SETBACK HEIGHT GEIZTIFIGATION izEQUIfzED ESTABLISHED GRADE ELEVATION IS 10.1 ' o � y ti�hyyytr NORTH ARROW REVISIONS Ln 14 O >CCAAO TYPICAL NEW W SLOPING ROOF w ZI N �L MATERIAL F � 12" N a o TYPICAL NEW DECK FINISH MATERIAL, OI O 5LOPE Y4' PER FOOT > 9 ^' ell I` MINIMUM p Z O MAXIMUM ALLOWED SQUARE FOOTAGE for THE TOP of THE ELEVATOR SHAFT ROOF IS 30 SQUARE FEET. AS DESIGNED 1-713.2-9.55 S.F. MAX. MAX. HOT IS 39.91 ELEVATION or 28'-83/8' ABOVE ESTABLISHED GRADE MAX. TOP of RIDGE SHEATHING IS 39.60 ELEVATION or 28'-83/8' ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91 HVAC CONDENSER LOCATION. SUB -CONTRACTOR TO PROVIDE SOUND ATTENUATION CALCULATIONS TO OBTAIN SEPARATE PERMIT BY DEFERRED SUBMITTAL HVAC CONTRACTOR SHALL SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275 SOUND LEVEL NOT TO EXCEED 50 dba (55 dba WITH TIMER; (55 dba WITH TIMER AND NEIGHBORS CONSENT) PER SECTION 10.26.045 OF THE NEMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTY PATIO OR OPENING, LOCATE EQUIPMENT IN THE EQUIPMENT WELL ON ROOF. PROVIDE SEISMIC ANCHORAGE OF THE UNIT AND THE REQUIRED PLATFORMS. MAXIMUM TOP of GLASS GUARDRAIL and SOLID GUARD GAP ELEVATION 13- 34.24 or 23'-4" ABOVE THE ESTABLISHED GRADE ELEVATION of 10.91. MAXIMUM ALLOWED ELEVATION 15 24' ABOVE ESTABLISHED GRADE or A 34.91 FINISHED ELEVATION TYPICAL NEW DEGK FIN15H MATERIAL, SLOPE)/4" PER FOOT MINIMUM +42" MIN. HEIGHT TEMPERED OL.A55 DECK GUARDRAIL with MAX. 0" ENCROACHMENT N70 SETBACK HEIGHT GEIZTIFIGATION izEQUIfzED ESTABLISHED GRADE ELEVATION IS 10.1 ' o � y ti�hyyytr NORTH ARROW REVISIONS Tx No. C 2256/ Expires \ OF/CAL�`�/ DRAWN CHECKED DATE JOB NO. SHEET A-7 Ln 14 r >CCAAO L } � � ►11 6 �'� �N O ^' ell I` C } O Z aCID Tx No. C 2256/ Expires \ OF/CAL�`�/ DRAWN CHECKED DATE JOB NO. SHEET A-7 NORTH 0' 8' 16' SCALE: 1" 8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. • SET LEAD AND TAG L.S. 4653 ON 2.0' OFFSET FROM P.L. ■ SET LEAD AND TAG L.S. 4653 ON PROPERTY CORNER LEGEND I I DESCRIPTION I (123.45) ( ) ®-A N.G. P.P. WM F.F. G. F. CONC. F.S. M.H. P A.C. T.G. MEAS. ELEVATIONS REC. BRIG. & DIST. DECK BRICK WALL BUILDING PROPERTY LINE FENCE BENCH MARK NATURAL GRADE POWER POLE WATER METER FINISH FLOOR GARAGEFLOOR 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 RDMSURVEYING❑ COX.NET TOPOGRAPHIC SURVEY DATE: 8/1/18 OWNER: WILLIAM BREECH LEGAL DESCRIPTION: BLOCK P, LOT 5 OF TRACT MAP NO. 518 BENCH MARK: ELEVATION ON V IRON PIPE 10.92 ADDRESS OF PROLECT: 2282 CHANNEL ROAD NEWPORT BEACH, CA LAND SG\ U� RON MIEDEMA A * NO. 4653 N,A EXP. 9/30/19 Q' REVISIONS U W I U Q Q) Lf) � O N I 14 r N O 9 a TX \No.C 22 A - x/ O31/19 e FCPI\ _. / �tj DRAWN CHECKED DATE JOB NO. SHEET 70001 CONC, CONC. CONC. z CONC. CONIC. �G Ole \^� L l ' Fl 6G Q5 \no CONC. CONIC. CONIC. 20.7 CONC. i CONC. ° GARAGE RESIDENCE COVEREDAREAJ CONC. PATIO ABOVE O CONC. \^nb'tFS, CONC. 9h^Q- n^bry�F `^n0�\ CONC. J0P O '�� CONC. CONIC. Q5 4. CONC. CONIC. `no� 10.26F5 �Q �'�O�OP o'S CONC. y\ CONIC. CONC. '�� G� CONC. \ 51 CONIC. �O�O 0 9, `^9 6F 5 (10.67TCX CONC. CONC. CONC. n {�y (10.28) GM O CONIC. CONC. (11.30FS) �'+ LINEPERTY (11.32FS) N75�00'00"E 100.00' (1131FS) CONC. CONC, CONC. P P CONIC. CONIC. z z to (O.gSFS) m 10 (0.98F5) 10.0 ( 97FS) CONC. C� PALM rbQ' O O O O (10.0 84FS) CONC. CONC. CONC, CONC. CONC. CONC. CONIC. O n6� CONIC. CONIC. 1 CONIC. ^6. CONIC. PROPERTY LINE CONIC. �`O�t GO, $yQ5 STRIP Z S1n�Gi- CONC.x ^� CONIC. DRAIN e0+ noAeF�^6 n4/ F ny02 `n�'ry^Fnl n�' 0 0.3 ENC. 5v� L z O wCONC. O CONC.` 46G, 12.4 _/ CONC. CONC. \ M CONIC. GQ O GARAGE ll \ CONC. CONC^ ^a 9 �y no' coNc. o \ - - 0 o RESIDENCE U CONC. 35.28) 10.841 ( ) - CONIC. o RIDGE Q5 - - DOCK �Fyy Lf)�n� �F� CONC. J noA ^� Z \n^ O o.eOTw w w o oOM�y CONC. CONC. m CONC. STRIP CONC Z a 0RAI1 CONIC. CONC. 0 Q 0 ZPROPERTY CONC. LINE Z ^� CENTER LINE G/' \ 10.41 FL CONIC. ci p �y1 �y1 CONCBUILDING HASA RADIUS �y\ y Q\Se.NC. z ^SQ� ^nph OF 0.8'AT CORNER ^^o^ 9pF l �' P CONC.(10.75TCX) CONC. DgF p17 0 CONIC.CONIC. FqoxN7N ,�LY CONC. CONC. CONIC. CONIC, o^�y CONIC. 90��CONIC.(10,g7pg p� PROPERTY CONIC, CONC, a' CONIC. (N75'00'00"E 100.00') CONO n^ n� CONC. CONC. \ (11.01FS) QPn' 10.41FL CONC. (10.76TCX WM CO� CONC. CONIC. CONC. (10.98F5) (12.OSFS) - 12.22FS) BULKHEAD o6 �ny`Z' CONIC. CONC.- p z ti o 9�5 CONC. b O .�. - ^�� CONC. O - O O CONIC. CONIC. O 0.3 RESIDENCE a 300 CONC. 1.0 - 6.0 91 CONC. 5.0 hGH, ESTABLISHED GRADE ELEVATION POINT #1 ....................................... 10.81 150 5� 6tie CONC. POINT #2 ...................................... 11.00 F cQ' z _ no' p"'�y\ POINT #3 10.88 - CONC. `n^' 0 ...................................... POINT #4 10.97 CONC. SUB -TOTAL ❑❑43.66 DIVIDED BY = 4 E❑UALS ESTABLISHED GRADE CONC. ELEVATION OF (10.91) CONC. CONC. z O OWNER: WILLIAM BREECH LEGAL DESCRIPTION: BLOCK P, LOT 5 OF TRACT MAP NO. 518 BENCH MARK: ELEVATION ON V IRON PIPE 10.92 ADDRESS OF PROLECT: 2282 CHANNEL ROAD NEWPORT BEACH, CA LAND SG\ U� RON MIEDEMA A * NO. 4653 N,A EXP. 9/30/19 Q' REVISIONS U W I U Q Q) Lf) � O N I 14 r N O 9 a TX \No.C 22 A - x/ O31/19 e FCPI\ _. / �tj DRAWN CHECKED DATE JOB NO. SHEET 70001 z z T 0 DECK GUI ro" ENCROACHM SETBACK AREA 2ND FLOOR PLAN NIL MAXIMUM IENT INTO Ln 84:-2" 15'-0" 04:-Z' C'i I NIP= 100001 42' 4-17 ------------------ 76-0' E G' -O" 10-0" is) O CA r - DECK GUARDRAIL MAXIMUM CID DECK GUARDRAIL MAXIMUM CID 0" ENCROACHMENT IN70--\ r ----O" Coo< L- I ENCROACHMENT INTO 7 SETBACK AREA TOP ED SETBACK AREA C; II ELECTRIC we 00 ow RECESS UBATH PROPERTY LINE 100.00' #4, IL LL 0'-C" SETBACK BEDROOM #4 s-weREQUIRED DINING A vvv 10'-11Y2" x 27-10" ten 55.530 5F I5'x OPENVOLLME 78'--0" x 26-10" 2,270.02 SF LAV ---------- 29-1455F FWC-1 173.06 SF uo L--------- ---- J 3, 1 -C" 30 OWDER LESS STAIRS 81.8.2 SF wcl x Z --7-7 In 0o MAS7WA-r, 13 CAP- GARAGE] 824.15 SF LE55 - 0-0" SETBACK Ln LESS EXTR. -14.04- SF IN CLOSET HALL (05 410 S 11.25 SF 812.00 5F cl LESS ELEVATOR - 26.15 SFDECK \5\3.� W1�g C71�- 7 82 SF DECK we 2ND FLOOR 2,148.0 11 LG 7 . 7 I BEDROOM #2] -7/2' X 14'-12 MINIMUM G7Y 8.32 157 F OOR ilro SF MASTER BATHROOM OPEN VOLUME .12 REQUIRED 3 CAR UP G' X 1745F n- PARKING GARAGE -rUE3/SHWP C�:, 19' DEEP X 20-9" n- WIDE CLEAR ED s.------- SETBACK Tc LINEN L — — — — — — — HOP AREA 31 c 51-0" 10-01, L SETBACK if ------------ I CAME ROOM 5-5,Y2" X 4-'-0,y2" v------------------- ---------- N L6 I -20.15 _NLL3 M M w 22-10" Wll--)E x 7-0" TALL SLIDING - ---------------------- Ln z E < GLASS DOOR with 3 PANES MASTER BEDROOM D EACH SIDE PLUS A SCREEN IF DOOR! DN 100.00' \-5' x 2-5' c 32-7 w 11.25 SF 55-7 EL OF, UP 2ND FLOOR 2,14-8.01 SF 84-2" 15-0" 100'-0" o OPEN VOLUME I 4'x 7-8" 5'-3" x 2-9 152.2-4 SF L -30.60 SF DECK DECK GUARE)IR HOME OFFICE 0" ENGROA,,G -il' ?' w 4I I x 0-0, DECK GUARDRAIL MAXIMUM I SETBACK A;z Fz -27 .1 NGROAGHI`-lENT INTO —1 SF 17- SETS AREA L J: nz, —1011� LLm mo �L LL s N ZA ---------- amo — — - --------------------- R7T' LINE 100.0N� -JOY:2" X 14 '-Q ]' 10-0" IL- MAXIMUM 5F ENT INTO = -24.1G = -14.04 -5F DECK GUI ro" ENCROACHM SETBACK AREA 2ND FLOOR PLAN NIL MAXIMUM IENT INTO 157 FLOOR PLAN ABBREVIATIONS FOS ................................ FAGE of STUD FS ................................... FINISHED SURFACE TW ................................. TOP of WALL TO .................................. TOP of GRATE OPEN VOLUI IE REOLJIRED 13 3-131.50 S.F. OPEN VOLLJI-IE PROVIDED 15 47.25 S.F. � NEWPOR-T BAY SQUARE FOOTAGE CALCULATIONS 15T FLOOR .................................................................................................. 1,020.12 S.F. 2ND FLOOR . ................................................................................................ 2,148.61 S.F. 3RD FLOOR 378.28 S.F. TOTAL LIVABLE ........................................................................................ 4,153.01 S.F. GARAGE 733.82 S.F. 57RUG7URAL .............................................................................................. 4,880.83 S -F. 2ND FLOOR [DECKS ..................................................................................... 320-25 S.F. 3RD FLOOR DECKS 838-29 S.F. DOTAL DECKS ............................................................................................... 1,224.54 S.F. "all NORTH ARROW REVISIONS Ln 84:-2" 15'-0" 04:-Z' C'i I NIP= 100001 ------------------ L E is) O CA r - CID CID - - - - - - - - - - - - - - - - Coo< L- I 7 TOP ED C; II ELECTRIC we 00 ow RECESS UBATH 7 #4, 0'-C" SETBACK BEDROOM #4 s-weREQUIRED DINING A vvv 10'-11Y2" x 27-10" 55.530 5F I5'x OPENVOLLME -7/2'x13 2" LAV 29-1455F 173.06 SF uo L--------- ---- J 3, 1 -C" 30 OWDER Z --7-7 26-7 x 28'-10" 0o JI 13 CAP- GARAGE] 824.15 SF LE55 - Ln HALL (05 410 S 11.25 SF 812.00 5F cl \5\3.� W1�g C71�- 7 82 SF 11 LG 7 . 7 -7/2' X 14'-12 MINIMUM G7Y 8.32 157 F OOR ilro SF .12 REQUIRED 3 CAR UP n- PARKING GARAGE 19' DEEP X 20-9" n- WIDE CLEAR HOP AREA 31 51-0" 10-01, L SETBACK ------------ v------------------- ---------- N _NLL3 ----------------- - ---------------------- Ln 0) q) IF PIE PROPERTY LINE 100.00' \-5' x 2-5' 32-7 11.25 SF 55-7 5-0" 25-7 84-2" 15-0" 100'-0" 157 FLOOR PLAN ABBREVIATIONS FOS ................................ FAGE of STUD FS ................................... FINISHED SURFACE TW ................................. TOP of WALL TO .................................. TOP of GRATE OPEN VOLUI IE REOLJIRED 13 3-131.50 S.F. OPEN VOLLJI-IE PROVIDED 15 47.25 S.F. � NEWPOR-T BAY SQUARE FOOTAGE CALCULATIONS 15T FLOOR .................................................................................................. 1,020.12 S.F. 2ND FLOOR . ................................................................................................ 2,148.61 S.F. 3RD FLOOR 378.28 S.F. TOTAL LIVABLE ........................................................................................ 4,153.01 S.F. GARAGE 733.82 S.F. 57RUG7URAL .............................................................................................. 4,880.83 S -F. 2ND FLOOR [DECKS ..................................................................................... 320-25 S.F. 3RD FLOOR DECKS 838-29 S.F. DOTAL DECKS ............................................................................................... 1,224.54 S.F. "all NORTH ARROW REVISIONS cf) T No. 21 V Expires 1 P31 1 O'c' C DRAW CHECKED DATE JOB NO. SHEET S F 20 Ln 14 cl C'i o> L E O CA r - CID CID cf) T No. 21 V Expires 1 P31 1 O'c' C DRAW CHECKED DATE JOB NO. SHEET S F 20 5'-3" .3R1) FLOOR PLAN TANKLESS we WATERI HEATER�� BATHROOM UNFINISHED A77IG AREA I/ s 5-5Y2" x 3'-4" 5'-5Y2' 1'-5" ATTIC OUT x.31 SF PROPERTY LINE 100.00' 27'x14'=378 SF LESS ATTIC -18.47 SF = 35C 2T -O" 7 ti I t SF ' G'-O%2'x 5- rLESS SHS FAMILY ROOM / SHAFT W, I I = 30.71 5F 7 - 2ro.15 SF -LS = 4.50 SE'/ I I I - - - - - � ------------ - - - - - - - - - - PROPERTY LINE 100.00' r II II II II I I. II II II II II II II GOVERED II DECK II II I II II II � II 3RD FLOOR = 378.28 SF 4'-0" x 2-11 OPEN DEGK OPEN DEGK OPEN DEGK 0 0 m w z J w OL OL SQUARE FOOTAGE GALCULATIONS 1ST FLOOR.................................................................................................. 1,G2G.12 S.F. 2N1) FLOOR................................................................................................ 2,148.01 S.F. 3RD FLOOR 378.28 S.F. TOTAL LIVABLE ................. .......................... 4,153.01 S.F. GARAGE 733.82 S.F. 57RUG7URAL.............................................................................................. 4,886.83 S.F. 2N1) FLOOR DEGK5..................................................................................... 326.25 S.F. 3RD FLOOR DECKS 898.29 S.F. TOTAL DEGK5............................................................................................... 1,224.54 5.F. al � NORTH ARROW REVISIONS S U W c0 Tx No. C 2256/ Expires \ OF/CAL�`�/ Z a O O n c� DRAWN CHECKED DATE JOB NO. SHEET SF2 Q) Ln N �ci r O r � U ° a ►11 �'� �N o + r Cfl � I` C � } O O C Z Q S U W c0 Tx No. C 2256/ Expires \ OF/CAL�`�/ Z a O O n c� DRAWN CHECKED DATE JOB NO. SHEET SF2 a 0 ry Z z U \ (10.53 FSl (10.26 FL) 10.28 RIML--�\ EX. SMH PROTECT PROTECT SCE BOX ST. LIGHT ELECT. WATER BOX METER Lq of 0 O 10.34 INV -OUT 2.0%) 10.88TG 10.3810.38 NV 6.0' 18.0' 12.0' 2.0%) w z 10.90 TG 10.50 P Ir ow .INV-Ha Ir CD O LJD 10.38 LIP o L (10.34 FL) o 10.73 FS z 2.0%) o 10.90 TG 0 10.40 010.88 TG 10.52 INV -OUT 0 10.75 !N 10.45. I N V -OUT -_ -_ -_ -_ -_ (10.41 FL) 10.96 TG PROTECT ---= 10 10.40 INV AT&T BOX 10.76 TC / (10.42 FL) 16.92 TW (10.92 FS) PROTECT WATER PROPOSED WOOD GATE. 10.65 FS METER AT&T MH PER ARCH. PLANS / WOOD GATE. PER ARCH. PLANS 10.33 11_30 FS INV -IN 10.28 T.B. 9 8.78 B.B. 11.00 FS 10.98 FS 11.02 FS 71 20.0' 11.21 FS -HP 1.4%° GARAGE 11.00 GFF 9.50 PAD EXISTING 6' 11.32 FS HIGH WALL _ 11_20 TO REMAIN / FS (N75°00'00"E 100.00') _ S=0.01 �j 5FL$_=0'0 _- - 1.77. \ INV -1 11.50 TC 11.25 FS 12.6' w J A A 10.07 TG 11.45 FS 11.45 FS HIGH WALL TO REMAIN _ S e67P� 1.` 12% FS -GB "'""" 1124 11.45 FS 11.08 TG 8.83 B.B. FS -HP 10.22 INV - i I 13 2== 10.18 INV 12 13 3 0 --- 6 ---- _ 0.01 S=0.01 1.0% CO m 10%11 1.8/° 14 10.33 6 10. -I (N75°00'00"E 100.00') 17 INV -1 N INV -I N 10.98 FS PROPOSED 12.05 FS WOOD GATE. PER ARCH. PLANS 51_6' 3 -STORY RESIDENCE 11.50 FF 10.00 PAD 11.45 FS 11.20 TG 10,50 INV 11.40 FS -HP 1.0% S=0.01 WV 11.07 FS +-2.5' HIGH WALL TO ✓ 11.20 FS REMAIN 13.57 TW PROTECT 11.07 FS PALM TREE 1.0% �� 11 LLLLLL PROTECT _ ` a CURBED '4'1 LL PLANTER 11.15 FS LL 10.72 FG 11.31 Q LL FS -GB p LL LL 11.50 DOOR 11.79 TW 11.24 FS 11.07 FS LL 8 10.82 FG 2.0% LL MAX LL Q11 LL LL LL 10.86 TW LL PROTECT EX. 13.0' 4 2 0' SEAWALL I LL LL 11.07 FS LL o 11.50DODR 10 82 FG LL m 11.33 FS LL 2ND a LL LL FLOOR OH LL o LL W LO I Q 11 LL z 11.50 DOOR LL LL 11.33 FS p a LL LL DRAIN 2.0% MAX ILL LL 11.83 LL 8 Q 11.07 FS LL 11.31 1j 10.82 FG10.80 TW FS -GB LL LL PROTECT EX. 13 LL W SEAWALL nu.yii s) ----J 11..83 TW LL LL LL 10.72 FG Q 11.15 F5 wLL LL ).54 INV 1.6% cm2 PROTECT LL PALM TREE 15 1692 TW 11.42 FS TRANSITION TO 3.5' WALL 1222 FS CURBED PLANTER CONSTRUCTION NOTES INSTALL CAST -IN-PLACE CONCRETE TRENCH DRAIN PER DETAIL 1, SHEET C-03. 0 CONSTRUCT 1.5' WIDE AND 1.5' DEEP GRAVEL INFILTRATION TRENCH PER DETAIL 2, SHEET C-03. 0 INSTALL 4" SCHEDULE 40 PVC DRAIN PIPE ® INSTALL 45° SCHEDULE 40 PVC BEND O INSTALL 3" SCHEDULE 40 PVC DRAIN PIPE CURB CORE DRAIN PER NEWPORT BEACH STD. 184-L. SEE DETAIL 6, SHEET C-03. PIPING TO BE INSTALLED PERPENDICULAR TO CURB FACE © CONNECT 4" SCHEDULE 40 PIPE TO PERFORATED PIPE AT TOP OF INFILTRATION TRENCH PER ELEVATIONS ON THIS SHEET O7 SEE GRADING AND PAD SECTION RECOMMENDATIONS PER THE SOILS REPORT AND STRUCTURAL FOUNDATION PLAN. SEE DETAIL 5, SHEET C-03 ® INSTALL LANDSCAPING PER SEPARATE LANDSCAPE PLAN Og INSTALL PVC WYE CONNECTION 10 REPAIR SIDEWALK IN RW WITH 4" THICK CONCRETE SIDEWALK IN RW PER NEWPORT BEACH STD. 180-L 11 CONSTRUCT 4" THICK CONCRETE PAVEMENT ON PRIVATE PROPERTY. REINFORCEMENT TO BE #3 REBAR AT 18' O.C., E.W. CENTERED IN SLAB. CONTROLJ INT BE PROVIDED AT A MAX. SPACING OF 8 FT O.C., E.W. FOR SLABS AND 6 FT FOR SIDEWALKS. SEE DETAIL 4, SHEET C-03 12 INSTALL DOWNSPOUT CONNECTION TO UNDERGROUND STORM DRAIN SYSTEM PER DETAIL 7, SHEET C-03. 13 INSTALL 4" OLDCASTLE FLOGARD DOWNSPOUT FILTER ON DOWNSPOUT. SEE DETAIL 8, SHEET C-03. SEE ARCHITECTURAL PLANS FOR INSTALLATION LOCATION. 14 CONSTRUCT 72" SITE CMU WALL PER SEPARATE ARCHITECTURAL PLANS. WALL TO BE CENTERED ON PROPERTY LINE. 15 CONSTRUCT 42" SITE CMU WALL PER SEPARATE ARCHITECTURAL PLANS. WALL TO BE CENTERED ON PROPERTY LINE. 16 INSTALL NEW SEWER CLEANOUT PER DETAIL 9, SHEET C-03 PER CITY OF NEWPORT BEACH STD, 406-L 17 INSTALL 4" AREA DRAIN IN HARDSCAPE PER DETAIL 3, SHEET C-03. GENERAL NOTES 1. CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFORE ANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY DISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF EXISTING UTILITIES. 2. CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THE FIELD. 3. ANY WALL GREATER THAN 36" HIGH IN THE PUBLIC RIGHT-OF-WAY TO BE DEMOLISHED. 4. ALL LANDSCAPING WITHIN PUBLIC RIGHT-OF-WAY MUST HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36". GRAVEL IS NOT PERMITTED IN THE RIGHT-OF-WAY. 5. NO PERMANENT STRUCTURES CAN BE BUILT WITHIN THE LIMITS OF THE PUBLIC UTILITY EASEMENT. STORMWATER BMP NOTE PER THE CITY OF NEWPORT BEACH DRAINAGE STANDARD OF 15 LF OF 2'X1.5' INFILTRATION TRENCH REQUIRED PER 2,000 SF OF IMPERVIOUS SURFACE. SITE AREA IS 3500 SF WITH THE MAJORITY OF THE SITE BEING COMPOSED OF IMPERVIOUS SURFACE. REQUIRED LF OF STANDARD INFILTRATION TRENCH = 27 FT TRENCHES PROVIDED: (2) -18 LF (1.5'-W X 1.5'-D) ON THE SIDE YARD FRONTAGE ARE PROVIDED. DUE TO TRENCHES BEING PLACED ON THE SIDE YARD THE WIDTH OF THE TRENCH WAS REDUCED TO 1.5' AND THE LENGTH INCREASED TO 18' TO ACHIEVE THE REQUIRED VOLUME. FLOGARD DOWNSPOUT FILTERS: (6) TOTAL ON ALL DOWNSPOUT FILTERS FROM THE ROOF RUNOFF FOR PRETREATMENT. CUT/FILL QUANTITIES OVER -EXCAVATION: 316 CY ASSUMING 3DEPTH FOR BLDG. AND T FOR RECOMPACTION DEPTH FOR HARDSCAPEIMPROVEMENTS CUT: 0 CY FILL: 30 CY IMPORT: 30 CY THESE ARE ENGINEERING ESTIMATES ONLY. CONTRACTOR TO CONDUCT THEIR OWN TAKE -OFFS FOR BIDDING. GRADING NOTES PERTAINING TO PROJECT LEGEND ABBREVIATIONS: 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE BLDG BUILDING CITY OF NEWPORT BEACH GRADING NOTES COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS EXISTING CONCRETE BB BOTTOM OF BASIN ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN BS BOTTOM OF STEP GENERAL VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION a c PROPOSED CONCRETE BW BOTTOM OF WALL EFFORT APPLIED TO THE FILL AREAS. BF BOTTOM OF FOOTING 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE LANDSCAPING BS BOTTOM OF STEP PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND CF CURB FACE 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. PROPERTY LINE CY CUBIC YARDS & SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. DIA DIAMETER 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. - CENTERLINE DIM DIMENSION SATURDAYS;AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. EX EXISTING 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY _- -_ -_ -_ = PROPOSED STORM DRAIN EW EACH WAY 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. ADDITIONAL FILLS ARE ADDED. FF FINISH FLOOR 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 165.22 FS PROPOSED SPOT ELEVATION FG FINISH GRADE 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND FL FLOW LINE ADJOINING PROPERTIES DURING THE GRADING OPERATION. BACKFILLED AND APPROVED BY THE SOILS ENGINEER. (165.22 FS) EXISTING SPOT ELEVATION FS FINISH SURFACE 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC FTG FOOTING ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND EXISTING BUILDING GB GRADE BREAK 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPED AREAS. GRADE. H HEIGHT 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT PROPOSED BUILDING WALL HP HIGH POINT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT HORIZ HORIZONTAL 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAY C - - 7 PROPOSED INFILTRATION TRENCH INV INVERT 3000 WITH GLUED JOINTS. REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE MAX MAXIMUM 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, TESTING. S=0.01 STORM DRAIN SLOPE MIN MINIMUM CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. OC ON CENTER REQUIRED INSPECTIONS 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DIVISION. 1.0% SURFACE GRADIENT PL PROPERTY LINE PT POINT 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE PROPOSED TRENCH DRAIN TB TOP OF BASIN 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH NBMC. TC TOP OF CURB THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS PROPOSED SITE WALL TF TOP OF FOOTING ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN TG TOP OF GRATE INSPECTIONS WILL BE OUTLINED AT THE MEETING, ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION TS TOP OF STEP 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL TYP TYPICAL PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TW TOP OF WALL CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR TO THE BUILDING DIVISION FOR APPROVAL. FORMS\GENERAL GRADING SPECIFICATIONS 04/19/13 3 VERT VERTICAL REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE W WIDTH NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN 5 0 5 10 CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. GRAPHIC SCALE SCALE: 9"= 5' REVISIONS DRAWN BY: RE PLANS PREPARED BY: PRECISE DRAINAGE PLAN DATE: 10/2/2018 �M•A LBF SHEET CHECKED BY: AMA PR OFESS/� "" COMMUNITY DEVELOPMENT DEPARTMENT h�� oT F2c 4, NUMBER DATE APP'V'D BENCHMARK: �; Q o m Commercial 100 CIVIC CENTER DR. THE BREECH RESIDENCE ELEVATION ON 1" IRON PIPE= 10.92 it < NO. 65513 Z EXP. 9/30/19 * Development CITY OF NEWPORT BEACH, CA 92658 2282 CHANNEL ROAD -� C 1>Resources AARON M. ALBERTSON DATE 18 sr9 OFICAI_XF Today's Ideas. Tomorrow's Reality. NEWPORT BEACH, CA 92660 01 OF 03 R.C.E. 65513 EXP. 9/30/19 4121 Westerly Place 9112 Newport Beach CA 92660 048-283-01 T 949-640-8997 www.CDRwest.com 21`<' 0 0 00 I z Q J o_ 0 z 0 Q m 0 w N U w m a I 0 0 I U c 0 m z I 0 0 m 0 C s= 0 0 U U) 0 Q 0 ry W z Q U �i0 CONSTRUCTION NOTES O1 GRAVEL BAG BERM PER DETAIL A ON THIS SHEET O2 APPLY WIND EROSION CONTROL(WE-1) 3O PERFORM SWEEPING AND VACUUMING DAILY(SE-7) 4O APPLY GRAVEL BAG INLET PROTECTION (SE -10) PER DETAIL BON THIS SHEET I I LEGEND: I I OCONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIA X STORMWATER BMP HANDBOOK- CONSTRUCTION, LATEST EDITION BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. DRY SEASON REQUIREMENTS (MAY - SEPTEMBER) 1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED. 2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS. 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SIT. STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. WET SEASON REQUIREMENT (OCTOBER - APRIL) 1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPS's MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED, REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 4. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 5. A DISTURBED AREA THAT IS NOT COMPLETED BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA) SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIAL IS NOT SUFFICIENT FOR THESE AREAS, EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 6. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF HIS REQUIREMENT. BMP NOTES WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL NON -STORM WATER MANAGEMENT MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM SE -7 NS -6 ILLICIT CONNECTION ILLEGAL DISCHARGE / CONTRACTOR SHALL REPORT ILLICIT CONNECTION OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDES A RESPONSE NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS -9 VEHICLE AND EQUIPMENT FUELING ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM SE -7 STREET SWEEPING AND VACUUMING RAIN AND WIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH THE PRODUCT DIRECTIONS. WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY TEMPORARY SEDIMENT BARRIER AND SE -10 STORM DRAIN INLET PROTECTION COVERED TO MAINTAIN DUST CONTROL WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. SOLID WASTE RESULTING FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN WM-5 SOLID WASTE MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE REMOVED FROM THE SITE AND DISPOSED OF PROPERLY. WM-8 CONCRETE WASTE MANAGEMENT AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE CITY. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT SANITARY OR SEPTIC WASTES SHOULD BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. EROSION CONTROL BMP's EC -1 SCHEDULING I SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM INSTALL BERMS ON A LEVEL CONTOUR TO INTERCEPT SHEET FLOWS. SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND DISPOSED OF OFF-SITE CHECKED BY: AMA DATE: 10/2/2018 ON A DAILY BASIS. BENCHMARK: ELEVATION ON 1" IRON PIPE= 10.92 ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR SE -10 STORM DRAIN INLET PROTECTION CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. PLACE INLET PROTECTION AT NEAREST DOWNSTREAM STORM DRAIN INLET. WIND EROSION CONTROL WE -1 WIND EROSION CONTROL APPLY WATER OR OTHER CHEMICAL DUST SUPPRESSANTS OVER STOCKPILES GRAVEL BAGS GRAVEL BAG INLET PROTECTION 3" MIN. OPENING BETWEEN BAGS TOP ROW GRAVEL BAGS NOT TO SCALE F0 SECTION A -A O^�S SHALL BE BUTTED MLY AGAINST CURB ADJUSTED AS ORDER WORK DICTATES GRAVEL BAG CHECK DAM NOT TO SCALE SECTION D -D 5 0 5 10 GRAPHIC SCALE SCALE: >"= 5' REVISIONS DRAWN BY: RE PLANS PREPARED BY: OFESS/, PR "" �M• AL6F h���o�r Fyc �; Q o m Commercial W < NO. 65513 z EXP. 9/30/19 * Development �. Cl>Resources AARON M. ALBERTSON DATE 0�2�18 sr9 OF CoA tF°P Today's Ideas. Tomorrow's Reality. R.C.E. 65513 EXP. 9/30/19 4129 Place #' Newport Beach CA 92660 T 949-64D-8-640-8 9997 www.CDRwest.com COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. CITY OF NEWPORT BEACH, CA 92658 EROSION CONTROL PLAN SHEET _ 02 0 2 O F 0 3 CHECKED BY: AMA DATE: 10/2/2018 NUMBER DATE APP'V'D BENCHMARK: ELEVATION ON 1" IRON PIPE= 10.92 THE BREECH RESIDENCE 2282 CHANNEL ROAD NEWPORT BEACH, CA 92660 _ _ -9 0 Sidewalk (or alley surface) Riser, Coulder or Fernco coupling & stopper to be installed 6" below finshed grade. Chisel "S" on face of concrete curb over lateral. 3" high letter. Y4" deep. Curb & gutters Finished street surface 45' SEWER CLEANOUT DETAIL NOT TO SCALE NUMBER I DATE REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 10/2/2018 APP'V'D BENCHMARK: ELEVATION ON 1" IRON PIPE= 10.92 0 0 0 LL BLDG. FACE - DOWNSPOUT PER ARCH'S PLAN 1. ALL FITTINGS BY: NATIONAL DIVERSIFIED SALES, INC. (OR EQUAL) 2550 AZURITE CIRCLE NEWBURY PARK, CA. 91320 NDS DOWN SPOUT ADAPTER OR APPROVED EQUAL FINISH SURFACE 4" SDR 35 RISER (LENGTH VARIES) 4" SDR 35 DRAIN PIPE 4" ABS 45" ELL-TYP. (2) PLACES OR USE (1) 90" SWEEP ELL 4" P.V.0 SCHEDULE 40 DRAIN PIPE (TYP.) DOWNSPOUT CONNECTION DETAIL NOT TO SCALE MODEL U lJ Minimum Slope: Ya' per linear foot BODY OD or 2.00% Filtered Flow Bypass Capacity SPECIAL, (VOTE: Under no circumstances shall ABS pipe or fittings (Inches) be allowed! All sewer laterals shall be inspected by the Utilities Dept. (GPM) and be replaced if necessary to meet current city standards. Sewer lateral connection N per STD -405-L 9 1V2" ABOVE GUTTER OW LINE CONSTRUCTION NOTES: GENERAL NOTES: OInstall sewer cleanout cover per applicable 1. For slope less than Y4" per foot a 6" lateral shall be used with a minimum 30 portions of STD -511-L. Triangular cover with slope = Ye" per foot. 6 "S" on top. 0.35 T 4" (or 6") SDR -35 PVC sewer pipe with 2. A cleanout shall be installed on all sewer lateral connections. DETAIL gasketed, integral bell and spigot joints. 3. Cleanout shall be installed at property line. O4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 47 or J.&R. No. 4T marked sewer. ® 4'x 4" (or 6"x 6") SDR -35 PVC Wye branch fitting. 5. Cleanout covers placed in sidewalks may be Brooks Products No.1 -RB and No.1-R (concrete cover) or J.&R. No. 1-R by special permission only. O4" (or 6") ABS stopper (where laterals are stubbed) 6. Sewer cleanout riser pipe material shall be SDR -35 PVC except where va existing sewer main is VCP in which case VCP pipe and fittings shall be © 4" (or 6") short piece, SDR -35 PVC, 6" used. long. 7. PVC shall be SDR -35 per ASTM 3034. Ol 6") rubber mechanical banded seal (p. 8. PVC pipe and fittings shall be bedded with %" crushed rock material. c Ferree or City approved equal. clamp. In areas of ground water or tide water %" crushed rock. O4" (or 6") private sewer pipe. 9, Where VCP materials are used, bedding shall be standard. O 8"x 4" (or 6") wye branch fitting. SDR -35 10. Single family residences shall be 4" diameter all others shall be 6". PVC. 10 Install ABS stopper in rubber coupling. Use 11. Saddle type connections to sewer mains are prohibitied, except by special Mission Clay Products stopper or approved permission from the Utilities Superintendent. (Then only on old concrete equal. mains with heavy flows.) 11 Sidewalk replacement shall be in full panel. 12. Glue or solvent joints are prohibited. CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT SEWERLATERAL WITH RCE N0. 36106 PUBLIC WORKS DIRECTOR CLEANOUT Drawn:n. Elias Scale: N.T.S. FausaRs),`2003 S V1CAD 5 \ Date Jan. 2004 at o o"m�leszous swvcro sr,.m1 DRAWING NO. STD -406-L SEWER CLEANOUT DETAIL NOT TO SCALE NUMBER I DATE REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 10/2/2018 APP'V'D BENCHMARK: ELEVATION ON 1" IRON PIPE= 10.92 0 0 0 LL BLDG. FACE - DOWNSPOUT PER ARCH'S PLAN 1. ALL FITTINGS BY: NATIONAL DIVERSIFIED SALES, INC. (OR EQUAL) 2550 AZURITE CIRCLE NEWBURY PARK, CA. 91320 NDS DOWN SPOUT ADAPTER OR APPROVED EQUAL FINISH SURFACE 4" SDR 35 RISER (LENGTH VARIES) 4" SDR 35 DRAIN PIPE 4" ABS 45" ELL-TYP. (2) PLACES OR USE (1) 90" SWEEP ELL 4" P.V.0 SCHEDULE 40 DRAIN PIPE (TYP.) DOWNSPOUT CONNECTION DETAIL NOT TO SCALE MODEL INLET ID BODY OD Solids Storage Filtered Flow Bypass Capacity VARIABLE (0 Inches) (Inches) Capacity (GPM) (GPM) F.L. OF PIPE N (Cu. Ft.) 1V2" ABOVE GUTTER OW LINE FG-DS4A 4 14 x 29 x 7.5 0.35 30 145 FG-DS6A 6 14 x 29 x 7.5 0.35 85 425 04.00" OR 06.00" INLET. DOWNSPOUT FILTER BODY FILTER BASKET WITH BYPASS COLLAR. - ACCESS COVER GASKET. 0 ACCESS COVER.ACCESS COVER 0 MOUNTING SCREWS. 04.00" OR 06.00" SPOUT. -- 14.00" 7.50" 29.00" 04.00" OR 06.00" OUTLET. NOTES: 1. FloGardO Downspout Filter is available to fit most industry standard downspouts (See Tabulation). 2. Filter Inserts shall have adequate bypass capacity to allow downspout to flow unimpeded at all times. 3. Filter assembly shall be constructed from stainless steel (type 304). 4. Filter medium shall be installed & maintained in accordance with manufacturer recommendations. © FloGard®ldcastie° Stormwater Solutions Downspout Filter ILI 7927 Southpark Plaza, Suite 2001 Littleton, CO 1801201 Ph 800.579.88191 oldcastlestormwateccom THIS DOCUMENT IS THE PROPERTY OFOLDCASTLE PRECAST, INC. IT IS SUBM17ED FOR REFERENCEPURPOSEs ONLY AND SHALL NOTES �-y ('� USED IN ANYWAY INJURIOUS TO THE INTERESTS OF SAID COMPANY. COPYRIGHT* 2010 OLDCASTLE PRECAST. INC. ALL RIGHTS RESERVED. Inlet //�4,00rr D /�(�.oOrr JI�^^ DRAWING N0. RfV ECO ECD -0142 GATE Filtration X04 l(J�r( Sw0 es DSF-0001 B NEW 7/13/16 1 JPR 2/11/09 SHEET 1 OF 1 FLOGARD DOWNSPOUT FILTER-FG-DS4A NOT TO SCALE PLANS PREPARED BY: 10/2/18 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 ??OFESS/C A L &,, 6 F, �o �T ,Q o GO `C NO. 65513 Z EXP. 9/30/19 *`PT,9T CIVIL `WP OF CAk- Commercial Development Resources Today's Ideas. Tomorrow's Reality. 4121 Westerly Place 4112 Newport Beach CA 92660 T 949-640-8997 %vww.CDRwestcom 1/2" THICK COMPRESSIBLE EXPANSION JOINT FILLER STRIP WHEN ADJOINING CURB MIN. #3 BARS AT 18" O.C., E.W. 1.8%Q MAX. EXISTING SUBGRADE TO BE SCARIFIED TO A DEPTH OF 12", WATERED OR 4" AIR DRIED, THEN RECOMPACTED TO AT LEAST 90% RELATIVE COMPACTION. ALTERNATIVE: RECYCLED CONCRETE MATERIAL MAY BE USED AS BASE 12" WITH A GRADATION OF CALTRANS CLASS II AGGREGATE nnnlnnrTr nI inn NOTES: 1. SCORE LINES/EXPANSION JOINTS SHALL FORM CONCRETE AREAS OF 25 S.F. OR LESS. SEE LANDSCAPE ARCHITECTURE PLANS FOR CONTROL JOINT PLACEMENTS. 2. ALL SIDEWALKS TO MEET ADA REQUIREMENTS IN CBC 2013, INCLUDING BUT NOT LIMITED TO A MAXIMUM CROSS SLOPE OF 2% AND A MAXIMUM OF 5% SLOPE IN THE DIRECTION OF TRAVEL WITHOUT HANDRAILS. 3. CONCRETE TO BE MIN. TYPE 560-3250 PSI. 4" CONCRETE SIDEWALK DETAIL r4_�� NOT TO SCALE FINISH FLOOR (PER ARCH PLANS) - TOP OF SLAB (PER PLAN) - REINFORCEMENT PER STRUCTURAL FOUNDATION PLANS FLOORING PER ARCH. PLANS NOTES 12" THICK 1. THIS DETAIL IS FOR REFERENCE ONLY CONCRETE BASED ON MINIMUM REQUIREMENTS AS MAT SLAB SHOWN IN SOILS REPORT AND FOUNDATION PLAN. CONTRACTOR SHALL VERIFY W/ STRUCTURAL AND ARCHITECTURAL DRAWINGS AND SOILS ENGINEER. 2" SAND .................... .... a a a d o TO 3gHl GRAVEL GRADED" MIN. 15 -MIL POLYETHYLENE MOISTURE BARRIER STEGO WRAP OR EQUIVALENT (SUCH AS THE MOISTURE BARRIER SHOULD BE E SOILS REPORT FOR PROPERLY LAPPED AND SEALED AT JOINTS AND AROUND ANY BREAKS SUCH AS OPENINGS FOR UTILITY CONDUITS AND IN ACCORDANCE WITH THE SPECIFICATION OF THE MANUFACTURER. PLACE MIRAFI 140N FILTER FABRIC OVER GRAVEL BEFORE VAPOR BARRIER IS LAID. BUILDING SLAB SECTION FROM SOILS REPORT /`_5 OVER EXCAVATION REQUIREMENTS. AND SUBGRADE REQUIREMENTS NOT TO SCALE TO DETAIL A CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT APPROVED: RCE NO. 36106 6„ VARIABLE VARIABLE \\\/\\A,/\\\j\\ Date: June 2005/rev RO \ \ EXISTING BASE, \\/� SIDEWALK nnnlnnrTr nI inn NOTES: 1. SCORE LINES/EXPANSION JOINTS SHALL FORM CONCRETE AREAS OF 25 S.F. OR LESS. SEE LANDSCAPE ARCHITECTURE PLANS FOR CONTROL JOINT PLACEMENTS. 2. ALL SIDEWALKS TO MEET ADA REQUIREMENTS IN CBC 2013, INCLUDING BUT NOT LIMITED TO A MAXIMUM CROSS SLOPE OF 2% AND A MAXIMUM OF 5% SLOPE IN THE DIRECTION OF TRAVEL WITHOUT HANDRAILS. 3. CONCRETE TO BE MIN. TYPE 560-3250 PSI. 4" CONCRETE SIDEWALK DETAIL r4_�� NOT TO SCALE FINISH FLOOR (PER ARCH PLANS) - TOP OF SLAB (PER PLAN) - REINFORCEMENT PER STRUCTURAL FOUNDATION PLANS FLOORING PER ARCH. PLANS NOTES 12" THICK 1. THIS DETAIL IS FOR REFERENCE ONLY CONCRETE BASED ON MINIMUM REQUIREMENTS AS MAT SLAB SHOWN IN SOILS REPORT AND FOUNDATION PLAN. CONTRACTOR SHALL VERIFY W/ STRUCTURAL AND ARCHITECTURAL DRAWINGS AND SOILS ENGINEER. 2" SAND .................... .... a a a d o TO 3gHl GRAVEL GRADED" MIN. 15 -MIL POLYETHYLENE MOISTURE BARRIER STEGO WRAP OR EQUIVALENT (SUCH AS THE MOISTURE BARRIER SHOULD BE E SOILS REPORT FOR PROPERLY LAPPED AND SEALED AT JOINTS AND AROUND ANY BREAKS SUCH AS OPENINGS FOR UTILITY CONDUITS AND IN ACCORDANCE WITH THE SPECIFICATION OF THE MANUFACTURER. PLACE MIRAFI 140N FILTER FABRIC OVER GRAVEL BEFORE VAPOR BARRIER IS LAID. BUILDING SLAB SECTION FROM SOILS REPORT /`_5 OVER EXCAVATION REQUIREMENTS. AND SUBGRADE REQUIREMENTS NOT TO SCALE A VB SEE DETAIL "A" FOR TYPE OF DRAIN PIPE 1- DRAINS WITH SLOPE GREATER THAN 10% MAY REQUIRE AN ENERGY REDUCER. 2- ALL DRAINS MUST BE INSTALLED 90' TO THE CURB FACE UNLESS APPROVED BY THE CONSTRUCTION ENGINEER. INSTALL POLYETHYLENE PLASTIC ELEVATION JOINT MATERIAL "QUICK -JOINT" OR EQUAL 1-1/2" MIN. 1-1/2" MIN. INSTALL POLYETHYLENE COVER COVER PLASTIC JOINT MATERIAL "QUICK JOINT" OR EQUAL o ' zfa c. O o a. MIN1 P. . 9„ .6" 6„ . 2„ MIN. 2" MIN. SECTION A -A SECTION A -A RESIDENTIAL COMMERCIAL NOTE: IF CURB/GUTTER IS REMOVED JOIN TO THE NEAREST JOINT WITHIN TWO FEET. x �6" Topsoil or 4" concrete 6 4" MAX. OUTER DIAMETER -r 3" Perf. drain pipe class 1 � SDR 35 SCH 40 PVC pipe 18" Crushed Rock 3" P.V.C. (SCH. 40) PIPE OR EQUAL Filter Cloth RECTANGULAR CAST IRON Ldp 6" X12„ PIPE, ALHAMBRA FOUNDRY A-470 OR EQUAL DETAIL A SECTION 11B -BTT ALTERNATE DRAINPIPE SECTIONS * OUTSIDE HUB DIMENSIONS TO DETAIL A CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT APPROVED: RCE NO. 36106 6„ VARIABLE VARIABLE 2„ Date: June 2005/rev RO PARKWAY SIDEWALK F.L. OF PIPE N B 1V2" ABOVE GUTTER OW LINE A d WITH CRUSHED ROCK & WRAP IT IN FILTER CLOTH. 4. INSTALL CHANNEL DRAIN AND PVC PIPES AS SHOWN. 2 5. CAST REINFORCED A VB SEE DETAIL "A" FOR TYPE OF DRAIN PIPE 1- DRAINS WITH SLOPE GREATER THAN 10% MAY REQUIRE AN ENERGY REDUCER. 2- ALL DRAINS MUST BE INSTALLED 90' TO THE CURB FACE UNLESS APPROVED BY THE CONSTRUCTION ENGINEER. INSTALL POLYETHYLENE PLASTIC ELEVATION JOINT MATERIAL "QUICK -JOINT" OR EQUAL 1-1/2" MIN. 1-1/2" MIN. INSTALL POLYETHYLENE COVER COVER PLASTIC JOINT MATERIAL "QUICK JOINT" OR EQUAL o ' zfa c. O o a. MIN1 P. . 9„ .6" 6„ . 2„ MIN. 2" MIN. SECTION A -A SECTION A -A RESIDENTIAL COMMERCIAL NOTE: IF CURB/GUTTER IS REMOVED JOIN TO THE NEAREST JOINT WITHIN TWO FEET. x �6" Topsoil or 4" concrete 6 4" MAX. OUTER DIAMETER -r 3" Perf. drain pipe class 1 � SDR 35 SCH 40 PVC pipe 18" Crushed Rock 3" P.V.C. (SCH. 40) PIPE OR EQUAL Filter Cloth RECTANGULAR CAST IRON Ldp 6" X12„ PIPE, ALHAMBRA FOUNDRY A-470 OR EQUAL DETAIL A SECTION 11B -BTT ALTERNATE DRAINPIPE SECTIONS * OUTSIDE HUB DIMENSIONS TO DETAIL A CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT APPROVED: RCE NO. 36106 - - PRIVATE DRAINS THROUGH CURB raven: P. Arclmega Scale: N.T.S.� Date: June 2005/rev RO riCRsm EP,o bnoi tlm� I'° DRAWING NO. STD- I84 -L DRAIN PIPE OUTLET. STD -184-L NOT TO SCALE COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. CITY OF NEWPORT BEACH, CA 92658 TRAFFIC RATED GRATE AT DRIVEWAY PEDESTRIAN RATED GRATE AT PATIO SEE ARCHITECTURAL PLANS FOR MATERIAL AND FINISH TRENCH DRAIN OR APPROVED EQUIVALENT COMPACTED SUB GRADE d: 1.5' CAST -IN-PLACE CONCRETE TRENCH DRAIN Z IN FILTER CLOTH NOTES: 1. N 2. PLACE FILTER CLOTH IN THE TRENCH AS REQUIRED. 3. d WITH CRUSHED ROCK & WRAP IT IN FILTER CLOTH. 4. INSTALL CHANNEL DRAIN AND PVC PIPES AS SHOWN. 2 5. CAST REINFORCED CONCRETE SLAB AS SHOWN. o INFILTRATION PIT DETAIL 0 va .d d °d NOT TO SCALE 4" PERF. PIPE TO BE LAID FLAT ON TOP OF TRENCH TO DISPERSE FLOW 90' 4" PVC SCH. 40 DRAIN PIPE FROM SITE STORM DRAIN SYSTEM PROPOSED CONCRETE HARDSCAPE SLOPE PER GRADING PLAN SLOPE PER PLAN a CONNECT 4" SOLID PVC TO PERFORATED PIPE 1.5' CAST -IN-PLACE CONCRETE TRENCH DRAIN NOT TO SCALE 4" PERF. PIPE TO BE LAID FLAT ON TOP OF TRENCH TO DISPERSE FLOW 90' 4" PVC SCH. 40 DRAIN PIPE FROM SITE STORM DRAIN SYSTEM PROPOSED CONCRETE HARDSCAPE SLOPE PER GRADING PLAN SLOPE PER PLAN a CONNECT 4" SOLID PVC TO PERFORATED PIPE NOT TO SCALE O 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL AND COLOR FINISH O3 4" DIA. PVC RISER (LENGTH AS REQUIRED) ® TOP OF PAVING O SPEE-D BASIN, SEE DETAIL THIS SHEET © DRAINLINE TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN 336.825.4 6 ECchscrvicCCsndspm.com SEWER Az DRAIN PIPE N.1'.S. AREA DRAIN DETAIL s NOT TO SCALE DETAILS THE BREECH RESIDENCE 2282 CHANNEL ROAD NEWPORT BEACH, CA 92660 APN: 048-283-01 SHEET C-03 03 OF 03 1.5' CLEANED CRUSHED ROCK IN FILTER CLOTH NOTES: 1. 1.5' WIDE BY X 1.5' DEEP TRENCH 2. PLACE FILTER CLOTH IN THE TRENCH AS REQUIRED. 3. FILL THE TRENCH WITH CRUSHED ROCK & WRAP IT IN FILTER CLOTH. 4. INSTALL CHANNEL DRAIN AND PVC PIPES AS SHOWN. 5. CAST REINFORCED CONCRETE SLAB AS SHOWN. INFILTRATION PIT DETAIL NOT TO SCALE O 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL AND COLOR FINISH O3 4" DIA. PVC RISER (LENGTH AS REQUIRED) ® TOP OF PAVING O SPEE-D BASIN, SEE DETAIL THIS SHEET © DRAINLINE TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN 336.825.4 6 ECchscrvicCCsndspm.com SEWER Az DRAIN PIPE N.1'.S. AREA DRAIN DETAIL s NOT TO SCALE DETAILS THE BREECH RESIDENCE 2282 CHANNEL ROAD NEWPORT BEACH, CA 92660 APN: 048-283-01 SHEET C-03 03 OF 03