HomeMy WebLinkAbout04_McLain Residence Coastal Development Permit_PA2018-219SUBJECT:
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SITE LOCATION:
APPLICANT:
OWNER:
PLANNER:
February 14, 2019
Agenda Item No. 4
McLain Residence Coastal Development Permit (PA2018-219)
Coastal Development Permit No. CD2018-091
2168 East Ocean Front
Graham Architecture
Helle Skov McLain
Chelsea Crager, Associate Planner
949-644-3227, ccrager@newportbeachca.gov
LAND USE AND ZONING
• General Plan: RS -D (Single -Unit Residential Detached)
• Zoning District : R-1 (Single -Unit Residential)
• Coastal Land Use Category: RSD -C (Single -Unit Residential Detached — (10.0-19.9
DU/AC))
• Coastal Zoning District: R-1 (Single -Unit Residential)
PROJECT SUMMARY
A coastal development permit (CDP) for the demolition of an existing single-family
dwelling and the construction of a new, 3,735 -square -foot, two-story single-family
dwelling with a 447 -square -foot, two -car garage. The development also includes
hardscape, drainage, accessory structures, and landscaping. The proposed development
complies with all applicable development standards including height, setbacks and floor
area limits. 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. CD2018-091 (Attachment No. ZA 1).
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Land Use and Development Standards
• The subject property is located in the R-1 Coastal Zoning District, which allows a
maximum of one residential dwelling unit on a single legal lot, and is consistent with
the City's Coastal Land Use Plan, General Plan, and Zoning Code. A 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 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 because the project complies with all applicable development
standards.
• The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Hazards
• The project site fronts the Pacific Ocean but is separated from the shoreline by a
wide sandy beach. The site is not protected by a bulkhead or other protective
device.
The finish floor elevation of the proposed dwelling is 14.0 feet North American
Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9 feet (NAVD88)
elevation standard. Impacts from sea level rise is not anticipated at this time for the
75 -year economic life of the proposed improvements.
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Table 1 — Development rdLEff
Development Standard
Standard
Proposed
Setbacks min.
Front Beach
10 feet
10 feet
Rear(Alley)
0 feet
10 feet
Sides
4 feet
4 feet
Allowable Floor Area
6,108 square feet
4,182 square feet
Allowable 3' Floor Area
458 square feet
0 square feet
Open Volume Area
458 square feet
1,000 square feet
Parkin
2 -car garage
2 -car garage
Height
24 -foot flat roof
29 -foot sloped roof
24 -foot flat roof
29 -foot sloped roof
Hazards
• The project site fronts the Pacific Ocean but is separated from the shoreline by a
wide sandy beach. The site is not protected by a bulkhead or other protective
device.
The finish floor elevation of the proposed dwelling is 14.0 feet North American
Vertical Datum of 1988 (NAVD88), which exceeds the minimum 9 feet (NAVD88)
elevation standard. Impacts from sea level rise is not anticipated at this time for the
75 -year economic life of the proposed improvements.
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• A project -specific Coastal Hazards Report and Sea Level Rise Analysis was
prepared by GeoSoils, Inc., dated June 26, 2018. The report concludes that the
highest high tide elevation (currently 7.5 feet NAVD88) will not exceed the
proposed finished floor elevation of 14.0 feet NAVD88 using the low-rise aversion
projected sea level rise (2.9 -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. No protective devices will be necessary to protect
the proposed development from any existing or anticipated future coastal hazards
and that the proposed project will be safe from coastal hazards for the next 75
years or more.
• 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.
• Pursuant to Newport Beach Municipal Code (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.
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 run-off and minor rain event run-off 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 Hydrology 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 Hydrology Plan (WQHP) has been provided and will undergo a final
review during building permit plan check. The WQHP was prepared for the project
by Toal Engineering, Inc. on December 13, 2018. The WQHP includes a polluted
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runoff and hydrologic site characterization, a sizing standard for Best Management
Practices (BMPs), use of a low impact development (LID) 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 WQHP prior to building permit issuance.
Public Access
• 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. The existing residential development
neither provides nor inhibits public coastal access. Implementation Plan Section
21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the
provision of public access bear a reasonable relationship between the requirement
and the project's impact and be proportional to the impact. In this case, the project
replaces an existing single-family residence with a new single-family residence.
Therefore, the project does not involve a change in land use, density or intensity that
will result in increased demand on public access and recreation opportunities.
• The project is designed and sited so as not to block or impede existing public access
opportunities and development will occur within the confines of private property.
Existing coastal access conditions will not be affected. Coastal access is currently
provided and will continue to be provided by street ends throughout the Balboa
Peninsula with access to the beach and water and at West Jetty View Park
approximately 50 feet east of the subject property.
• The project site is not located adjacent to a coastal view road. However, it is located
approximately 50 feet west of West Jetty View Park, a public viewpoint as identified
in the Coastal Land Use Plan. The project site is also located adjacent to a public
beach. The views from West Jetty View Park are primarily toward the Newport
Harbor entrance and the ocean and are not toward the project site. The project site
may be located within the viewshed of distant public viewing areas. However, the
project will replace an existing single-family residence with a new single-family
residence that complies with all applicable Local Coastal Program (LCP)
development standards and maintains a building envelope consistent with the
existing and anticipated neighborhood pattern of development. Therefore, the
project does not have the potential to degrade the visual quality of the Coastal
Zone or result in significant adverse impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
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the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one single-family dwelling in a residential zone. The proposed
project consists of the demolition of an existing single-family dwelling and the construction
of a new 4,182 -square -foot single-family dwelling.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
Chelsea Crager
Associate Planner
GBR/M
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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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. CD2018-091 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW TWO-STORY, SINGLE-FAMILY RESIDENCE AND
ATTACHED TWO -CAR GARAGE AT 2168 EAST OCEAN FRONT
(PA2018-219)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Graham Architecture ("Applicant'), on behalf of Helle Skov
McLain ("Owner"), with respect to property located at 2168 East Ocean Front, requesting
approval of a coastal development permit.
2. The property is legally described as Lot 18, Block E, of Tract 518 in Newport Beach.
3. The applicant proposed a coastal development permit for the demolition of an existing
single-family dwelling and the construction of a new, 3,735 -square -foot, two-story single-
family dwelling with a 447 -square -foot, two -car garage. The development also includes
hardscape, drainage, accessory structures, and landscaping. The proposed
development complies with all applicable development standards including height,
setbacks and floor area limits. No deviations are requested.
4. The subject property is designated RS -D (Single -Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single -Unit Residential)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD -C (Single -Unit Residential Detached — 10.0-19.9 DU/AC) and the
property is located within the R-1 (Single -Unit Residential) Coastal Zone District.
6. A public hearing was held on February 14, 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
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Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one residential duplex in a residential zone. The proposed project
consists of the demolition of a single-family residence and the construction of a new two-
story, 3,735 -square -foot, single-family residence with an attached 447 -square -foot two -
car garage in the R-1 Zoning District.
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:
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 6,108 square feet and the proposed gross
floor area is 4,182 square feet.
b. The proposed development will provide the minimum required setbacks, which are
ten feet along the front property line abutting the beach, four feet along each side
property line, and zero feet along the rear property line abutting the alley.
The highest flat roof is no more than 24 feet, measured from the established grade
level of 14.14 feet North American Vertical Datum of 1988 (NAVD88) and the
highest roof ridge is no more than 29 feet, measured from the established grade,
which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, which complies with
the minimum parking requirement for single-family residences with less than 4,000
square feet of livable 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 will be consistent
with the existing neighborhood pattern of development and expected future
development.
3. 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
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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.
4. The finished floor elevation of the first floor of the proposed structure is 14.0 feet
(NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for
new structures. A project -specific Coastal Hazards Report and Sea Level Rise Analysis
was prepared by GeoSoils, Inc., dated June 26, 2018. The report concludes that the
highest high tide elevation (currently 7.5 feet NAVD88) will not exceed the proposed
finished floor elevation of 14.0 feet NAVD88 using the low-rise aversion projected sea
level rise (2.9 -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.
5. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the
project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was
prepared by Toal Engineering, Inc. dated December 13, 2018. The WQHP includes a
polluted runoff and hydrologic site characterization, a sizing standard for Best Management
Practices (BMPs), use of a low -impact development design approach to retain the 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 WQHP prior
to building permit issuance.
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 the CBC prior to building permit issuance.
7. A post -construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain runoff on-site to ensure
the project does not impact water quality. Any water not retained on-site is directed to the
City's storm drain system.
8. The project design addresses water quality with a construction erosion control plan that
outlines temporary BMPs to be implemented during construction to minimize erosion and
sedimentation, and to minimize pollution of runoff derived by construction chemicals and
materials. No water quality impacts to coastal waters are anticipated based upon the
location and elevation of the property. .
9. New landscaping will be verified for compliance with NBMC Section 21.30.075. A condition
of approval is included that requires drought -tolerant, and prohibits invasive species. Prior
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to issuance of the building permits, the final landscape plans will be reviewed to verify
invasive species are not planted.
10. The property is not located near coastal view roads and is located near West Jetty View
Park, a public viewpoint. Views from this viewpoint are generally toward the Newport
Harbor entrance and ocean; therefore, the project will not negatively impact public coastal
views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
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. The existing residential development neither
provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040
(Determination of Public Access/Recreation Impacts) requires that the provision of public
access bear a reasonable relationship between the requirement and the project's impact
and be proportional to the impact. In this case, the project replaces an existing single-family
residence with a new single-family residence. Therefore, the project does not involve a
change in land use, density or intensity that will result in increased demand on public
access and recreation opportunities.
2. The project is designed and sited so as not to block or impede existing public access
opportunities and development will occur within the confines of private property. Existing
coastal access conditions will not be affected. Coastal access is currently provided and will
continue to be provided by street ends throughout the Balboa Peninsula with access to the
beach and water and at West Jetty View Park, approximately 50 feet east of the subject
property.
3. The project site is not located adjacent to a coastal view road. However, it is located
approximately 50 feet west of West Jetty View Park, a public viewpoint as identified in
the Coastal Land Use Plan. The project site is also located adjacent to a public beach.
The views from West Jetty View Park are primarily toward the Newport Harbor entrance
and the ocean and are not toward the project site. The project site may be located within
the viewshed of distant public viewing areas. However, the project will replace an
existing single-family residence with a new single-family residence that complies with all
applicable Local Coastal Program (LCP) development standards and maintains a
building envelope consistent with the existing and anticipated neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the visual
quality of the Coastal Zone or result in significant adverse impacts to public views.
SECTION 4. DECISION.
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NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-091, subject to the conditions set forth in Exhibit "A,"
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City's certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF FEBRUARY, 2019
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations, stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2018-091 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted
4. 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 and successors and assigns.
5. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney's fees, disbursements and court costs) of every kind and nature whatsoeverwhich
may arise from or in any manner relate (directly or indirectly) to City's approval of
development.
6. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
7. 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.
8. 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.
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9. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
10. This Coastal Development Permit does not authorize any development seaward of the
private property.
11. Best Management Practices and Good Housekeeping Practices shall be implemented
prior to and throughout the duration of construction activity as designated in the
Construction Pollution Prevention Plan.
12. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit "A" shall be incorporated into the Building Division and field sets of
plans.
13. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the coastal
development permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this coastal development permit.
14. Prior to issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
15. Prior to issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
16. 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.
17. Prior to issuance of building permits, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
18. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
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19. 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.
20. 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.
21. 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.
22. 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.
23. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In
compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and
similar construction activities shall occur between August 16 and January 31, outside of
the peak nesting period. If such activities must occur inside the peak nesting season from
February 1 to August 15, compliance with the following is required to prevent the taking of
native birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
24. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of McLain Residence including, but not limited to, Coastal Development Permit
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No. CD2018-091 (PA2018-219). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/orthe parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
03/13/2018
10
VICINITY MAP
Coastal Development Permit No. CD2018-091
PA2018-219
2168 East Ocean Front
03/13/2018
1 `�
Attachment No. ZA 3
Project Plans
03/13/2018
28
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1. All work, including materials and workmanship, shall conform to the requirements of local codes, laws, and ordinances and as specified by all by all governing authorities where
applicable. Reference is to the latest accepted edition or revision. In the event of conflict with code requirements, that code requirement or note which establishes the higher standard shall
take precedence.
2. The intention of the Contract Documents is to include all labor and materials, equipment, and transportation necessary for the complete and proper execution of the work.
3. The Contractor shall visit the job site prior to bidding any portion of the work. The Contractor shall verify all dimensions and conditions prior to beginning work. Should any condition
where the intent of the drawings is in doubt or where there is a discrepancy between the Contract Documents and the field conditions, or within the Contract Documents, the Contractor
shall notify the Architect immediately for clarification.
4. Dimensions are finished dimensions, from face of gyp to face of gyp or as indicated on drawings, unless noted otherwise.
5. Written dimensions take precedence. Do not scale drawings. Walls not dimensioned are to align with existing walls or be abutted or applied to existing walls per drawings. Doors are
not dimensioned and shown jamb tight, do not set 3" from perpendicular wall to outer edge of door jamb as is typical.
6. Reference to any detail or drawing is for convenience only and does not limit the application of such details or drawings.
7. The design, adequacy and safety of erection bracing, shoring, temporary supports, etc., is the sole responsibility of the Contractor. The Contractor shall be responsible for the stability of
the structure and provide necessary bracing prior to the application of all shear walls, roof and floor diaphragms, and finish materials. The Contractor shall be responsible for initiating,
maintaining, and supervising all safety precautions and programs in connection with the work.
8. The Structural, Mechanical, Plumbing, and Electrical Drawings, as well as the drawings of other consultants, are supplementary to the Architectural Drawings. It shall be the
responsibility of the General Contractor to check with the Architectural Drawings before the installation of work shown on the drawings of consultants. The Contractor shall bring any
discrepancy between the Architectural Drawings and the drawings of the consulting engineers to the attention of the Architect for clarification. Any work installed in conflict with the
Architectural drawings and not brought to the Architect's attention shall be corrected by the Contractor at the Contractor's expense and at no expense to the Owner or Architect.
9 Prior to performance of work, the Contractor shall require each subcontractor to notify the Contractor of any work called out in the drawings for his trade that cannot be fully guaranteed.
10. Contractor shall verify the location and size of all openings with all drawings and manufactured items where applicable.
11. The Contractor shall supervise and direct the Work and be solely responsible for all construction, means, methods, techniques, sequences, and procedures, and for coordinating all
portions of the Work.
12. The Contractor herein agrees to repair or replace any or all work, together with any other adjacent work which may be displaced in connection with such replacement, that may prove to
be defective in workmanship or materials within a period of one year form the date of acceptance, ordinary wear and unusual abuse or neglect excepted.
13. Contractor shall protect all existing structures, landscaping, materials, etc., during construction. Contractor shall patch and repair all surfaces disrupted or damaged during construction
to match existing adjacent surfaces.
14. The Contractor shall on a daily basis keep the premises free form all accumulations of waste material or rubbish caused by his employees, subcontractors, or work, and at the
completion of the work shall remove all rubbish, debris, equipment, and surplus materials from in and about the building and leave the premises "broom clean".
15. Any deviation from the Construction Documents or specifications by the Contractor or Owner without the Architect's approval releases the Architect of responsibility and liability in
connection with all work so involved.
16. Clarifications on and/or inconsistencies with the drawings and specifications shall be brought to the attention of the Architect by the Contractor prior to commencement of work.
Additional charges will not be granted based on claims of incomplete, inaccurate, or inconsistent drawings and specifications.
17. The requirements of Title 24 relating to energy conservation are taken into consideration in the design / construction of this project.
18. Licensed civil engineer that prepared the drainage plan shall certify at the completion of the project that the site drainage is in susbstantial compliance with the approved drainage plan.
19. Building 3 or more stories require structural obsversations by design engineer.
20. Owners on adjacent properties that must underpin their buildings due to the proposed excavation shall be notified in writing ten days prior to beginning the excavation. Copies of these
notification letter shall be provided to the city prior to beginning the excavation.
21. Omit.
22. All applicable provisions of the California Building Code with the City of Newport Beach Amendments shall be adhered to in the construction of this project. It is the Contractor's
responsibility to construct the project as per these codes.
23. The Contractor shall comply with current editions of all applicable codes and ordinances. The Contractor shall obtain all permits necessary to complete the work, including the Building
Permit which the Owner shall pay for prior to the start of the work. Before final acceptance of any part of the work, the Contractor shall furnish the Architect with "Certificates of Inspection"
and "Certificates of Occupancy" stating that the work has been approved by the Building Department.
24. The Contractor shall carry all needed insurance, licenses, fees, permits, taxes as required by law for the duration of the project.
25. The Contractor shall maintain liability insurance to protect himself and indemnify and hold the Owner and the Architect harmless from any and all claims for damages, for personal boli
injury or death, or property damage during the course of the contract. Fire Insurance shall be maintained by the Owner.
26. The Contractor shall provide sufficent means for protecting existing construction, new construction and materials from damage by other trades, weather, vandals for the course of the
project. The Contractor shall provide all barricades, fences and other items required by local ordinances and codes.
27. All plumbing fixtures, lighting fixtures, door hardware, finishes, hardware and miscellaneous items shall be selected and or approved by the Owner and Architect. "Or approved equal"
means equal approved by the Architect.
28. Field samples and mock-ups shall be prepared at the site by the Contractor. Affected finish work shall not be started until the Architect has accepted as satisfactory the field samples
and or mock up in writing.
29. If the Contractor desires to use any other brand or manufacturer of equal quality, appearance and utility to the product specified, he shall request a subsbution to the Architect with
specifications and samples. The Architect will accept or reject the request for substitution and his decision will be final. Unless substitutions are requested as provided herein, deviations
from the drawings and specifiacations will not be permited.
30. The Owner may order extra work or make changes by altering, adding to, or deducting from the work with a formal "Change Order". The contract sum shall be adjusted accordingly
Changes or alterations shall be approved by the Architect prior to the start of any work.
31. The Architect will in no way be responsible for how the work is performed, safety in, on or about the job site, nor means, methods or timeliness in the performance of the work.
32. The Architect reserves the right to reject any materials and work quality which are not considered to be up to the highest standards of the various trades involved. Such inferior material
or work quality shall be repaired or replaced as directed by the Owner at no additional cost to the Owner.
33. All findings of the Soils Report as prepared by the Geotechnical Engineer are part of these plans.
34. The Contractor shall notify the Architect immediately for direction in the event that any unusual conditions not covered by these plans are encountered during construction.
35. The Contractor shall have a superintendant at the job site whenever any work under this Contract is being performed in order to provide constant supervision.
36. The Contractor shall maintain the job site in a neat and safe condition in accordance with Title 8 of the Construction Safety Orders at all times during the construction period. The
Contractor shall on a weekly basis, clean up, remove and dispose of all debris from the job.
37. The Contractor shall provide and locate all ducts, accces panels and return air grilles as required for the mechanical system. Prior to any mechanical work, the Contractor shall provide
the Architect with drawings of the proposed locations of the above items. The Architect shall approve the drawings and the locations before any work shall begin.
38. All shoring and bracing necessary for construction of the project is the sole responsibility of the Contractor
39. The Contractor shall submit 2 copies of required shop drawings, cut sheets, materials samples used in the project to the Architect before purchase and delivery to the site. All shop
drawings shall be approved by the Architect. The Architect's approval of such drawings shall not relieve the Contractor of responsibility for errors of any sort pertaining to the shop drawir
The Architect's approval is merely a review for the limited purpose of checking for conformance with the information given and the design concept expressed in the Contract Documents.
The Contractor is responsible for the adequacy of the performance, dimensions given and the design criteria required by the Contract Documents.
40. All electrical shall be under ground to the nearest utility pole or transformer. The Contractor shall be responsible for any damage to utility lines. Where utility lines must be maintained
under a building, they must be properly sleeved through foundation walls.
11 Jill M1111111111
2 Section Number
Sheet Number
3 Detail Number
2 Sheet Number
1 Sheet Number
4 <A 2
Interior Elevation
3 �_ Number
0 Door symbol - see door schedule
OWindow symbol - see window schedule
® Keynote symbol - see keynotes
Ceiling height symbol
0 2 x stud wall
0 Concrete Block wall
o
Low wall - refer to spot
elevation
A.B.
ANCHOR BOLT
I.D.
INSIDE DIAMETER
A.C.
ASPHALT CONCRETE
IN
INCH
A.F.F.
ABOVE FINISH FLOOR
INS
INSULATION
ALUM
ALUMINUM
INT
INTERIOR
ALT
ALTERNATE
JAN.
JANITOR
APPROX
APPROXIMATE
JT
JOINT
ARCH
ARCHITECTURAL
KIT
KITCHEN
BD
BOARD
L
LENGTH
BEL
BELOW
LAV
LAVATORY
BET
BETWEEN
M.C.
MEDICINE CHEST
BLDG
BUILDING
M.O.
MASONRYOPENING
BM
BEAM
MAS
MASONRY
BOT
BOTTOM
MAX
MAXIMUM
BW
BOTH WAYS
MECH
MECHANICAL
C.J.
CEILING JOISTS
MED
MEDIUM
C.M.U.
CONCRETE
MET
METAL
MASONRYUNITS
MFG
MANUFACTURER
C.O.
CLEAR OPENING
MIN
MINIMUM
CAB
CABINET
MISC.
MISCELLANEOUS
CEILG
CEILING
MTD
MOUNTED
CEM
CEMENT
(N)
NEW
CER
CERAMIC
N.I.C.
NOT IN CONTRACT
CLR
CLEAR
N.T.S.
NOT TO SCALE
COL
COLUMN
NAT
NATURAL
CONC
CONCRETE
O.C.
ON CENTER
CONN
CONNECTION
O.D.
OUTSIDE DIAMETER
CONST
CONSTURUCTION
OPG
OPENING
CONT
CONTINUOUS
OPP
OPPOSITE
CONTR
CONTRACTOR
P.S.I.
POUNDSISQUARE
D
DEPTH
INCH
D.F.
DRINKING FOUNTAIN,
PL
PLATE
D.F.
DOUGLAS FIR
PLAS
PLASTER
D.S.
DOWNSPOUT
PLY
PLYWOOD
DBL
DOUBLE
POL
POLISH, POLISHED
DET
DETAIL
PR
PAIR
DIA
DIAMETER
PTD.
PAINTED
DIM
DIMENSION
R
RADIUS, RAFTER
DN
DOWN
R.D.
ROOF DRAIN
DR
DOOR
R.O.
ROUGH OPENING
DWG
DRAWING
R.R.
ROOF RAFTER
DWR
DRAWER
R.S.
ROUGH SAWN
E.N.
EDGE NAIL(ING)
RA
RETURN AIR
E.W.
EACH WAY
REQ
REQUIRED
EA
EACH
RI
RISER
ELEC
ELECTRIC,
RM
ROOM
ELEC
ELECTRICAL
S.S.
STAINLESS STEEL
ELEV
ELEVATION
S.C.
SOLID CORE
E.G.
EXISTING GRADE
SCH
SCHEDULE
E.P.
EXISTING PAVING
SECT
SECTION
EQ
EQUAL
SH
SHELF
EQUIP
EQUIPMENT
SHTG
SHEATHING
EXH
EXHAUST
SIM
SIMILAR
EXIST(E)
EXISTING
SPEC
SPECIFICATIONS
EXP
EXPOSED
SQ
SQUARE
F.N.
FIELD NAILING
STD
STANDARD
F.O.C.
FACE OF CONCRETE
STL
STEEL
F.O.M.
FACE OF MASONRY
STRUCT
STRUCTURAL
F.O.S.
FACE OF STUD OR
SYM
SYMMETRICAL
FRMG.
FRAMING
T 6 B
TOP AND BOTTOM
F.G.
FINISH GRADE
T 8 G
TOUNGE AND GROOVE
FIN
FINISH
T
TREAD,
F.F.
FINISH FLOOR
TEMP
TEMPERED GLASS
F.S.
FINISH SURFACE
TC,
TOP OF CURB
FT
FOOT
T.C.
TOP OF CHIMNEY
FTG
FOOTING
T.W.
TOP OF WALL
GA
GAUGE
TR,
TOP OF ROOF
GAILY
GALVINIZED
THK
THICK
G.F.I.
GROUND FAULT
T.T.
TOP OF TRELLIS
INTERRUPTOR
TYP
TYPICAL
G.F.R.C.
GLASS FIBER
U.N.O.
UNLESS NOTED OTHERWISE
REINFORCED CEMENT
UR
URINAL
G.I.
GALVINIZED IRON
V.T.
VINYL TILE
GL
GLASS
V.T.R.
VENT THROUGH ROOF
GR
GRANITE
W
WIDE, WIDTH
GRD
GRADE
W.C.
WATER CLOSET,
GYP. BD.
GYPSUM BOARD
WALL COVERING
H.M.
HOLLOW METAL
W/
WITH
H.C.
HOLLOW CORE
WD
WOOD
HC
HANDICAPPED
WP
WATERPROOF
HD
HIGH DENSITY,
W.R.
WATER RESISTANT
HD
HOLD DOWN
How
HARDWARE
HR
HOUR
HT
HEIGHT
HTR
HEATER
OWNER
Helle Mclain
8 Strands
913 Balmoral
2 Freed Street
London, UK W21JN
ARCHITECT
GRAHAM ARCHITECTURE
1075 N. Coast Hwy.
Laguna Beach, CA 92651
Carlton Graham
(949)715-2365
SURVEYOR
GUIDA SURVEYING INC.
9241 Irvine Blvd., Suite 100
Irvine, Ca 92618
Guillermo Arredondo
(949)777-2000
GEOLOGIST
R MCCARTHY CONSULTING INC.
23 Corporate Plaza, Suite 150
Newport Beach, CA 92660
Robert McCarthy
(949)629-2539
CONTRACTOR
T.B.D.
STRUCTURAL ENGINEER
T.B.D.
PROJECT ADDRESS: 2168 EAST OCEANFRONT, NEWPORT BEACH, CA 92661
LEGAL DESCRIPTION: LOT 18, TRACT 518, NEWPORT BEACH, CALIFORNIA, ORANGE COUNTY
Al 048-282-38
PROJECT DEMO AN EXISTING TWO STORY RESIDENCE AND CONSTRUCT A NEW TWO STORY
DESCRIPTION: RESIDENCE.
CODE ANALYSIS:
CODE: CBC, Cl Cl CEC
CONSTRUCTION TYPE: V -B -SPR
OCCUPANCY TYPE: R3 - U
STORIES: TWO
ZONE: R1 SINGLE UNIT RESIDENTIAL
SETBACKS: FRONT (BEACH) =10'-0"
REAR (ALLEY) = 0'-0"
SIDES = 4'-0" EACH SIDE
MAX. HEIGHT LIMIT: FLAT ROOF = 24'-0"
SLOPED ROOF = 29'-0" (3:12 PITCH MIN.)
MAX. HEIGHT LIMIT ELEVATION DETERMINATION: BASE FLOOD F.F. ELEV. = 9.0' MIN. (PER NAVD 88)
BASED ON 4 CORNERS OF LOWER FOOTPRINT:
MAX HEIGHT ELEV. DETERMINATION CALC.
MAX. BUILDING HEIGHT ELEV. =14.14' + 29.0'= 43.14'
CORNER (E.)GRADES AT (N.)
(FOR 3:12 SLOPED ROOF)
MAX. BUILDING HEIGHT ELEV. =14.14' + 24.0'= 38.14'
(FOR FLAT ROOF)
EXISTING SITE SLOPE PERCENTAGE DETERMINATION:
LOT SLOPE CALCULATION
CORNER
FOOTPRINT CORNERS (FT)
N.W.
13.39
N.E.
13.40
S.W.
14.88
S.E.
14.89
= 101.4
TOTALGARAGE
AVG. (E.) GRADE
14.14
MAX. BUILDING HEIGHT ELEV. =14.14' + 24.0'= 38.14'
(FOR FLAT ROOF)
EXISTING SITE SLOPE PERCENTAGE DETERMINATION:
LOT SLOPE CALCULATION
CORNER
(E.) GRADES AT FOOTPRINT
CORNERS FT
(HIGHEST) S.E.
14.89
(LOWEST) N.W.
13.39
TOTAL HABITABLE
DISTANCE BETWEEN
78.50
= 101.4
TOTALGARAGE
AVG. LOT SLOPE (%)
1.91
MAX. FLOOR AREA RATIO (FAR):
BUILDABLE AREA = GROSS LOT AREA (4,175 SF) - THE REQUIRED SETBACKS (1,121 SF)
BUILDABLE AREA = 3,054 SF
BUILDABLE AREA X 2 = 6,108 SF MAX.
TOAL AREA (INCLUDING PATIO / DECK) = 5,042 SF
CONCLUSION = 5,042 SF IS LESS THAN 6,108 SF MAX ALLOW. = PROJECT COMPLIES OK
LOT COVERAGE:
TOTAL HABITABLE 1ST FLOOR AREA+ GARAGE + MECH. = 2,393 SF FOOTPRINT
LOWER FOOTPRINT / BUILDABLE AREA = 2,393 SF / 3,054 SF = 78.4%
MINIMUM OPEN SPACE VOLUME AREA:
15% X BUILDABLE LOT AREA (3,054 SF) = 458.1 SF
1ST FLOOR OPEN VOLUMES = 562 SF
2ND FLOOR OPEN VOLUMES = 813 SF
TOTAL OPEN VOLUMES =1,375 SF
1,375 SF > 458.1 SF = OK
AREA CALCULATIONS:
AREA CALCULATIONS (SF)
TOTAL LOWER LEVEL HAB.
=
1,722.0
TOTAL UPPER LEVEL HAB.
=
2,012.5
TOTAL HABITABLE
= 3,734.5
TOTAL MECH. / ELEC.
= 101.4
TOTALGARAGE
= 447.2
TOTALSTORAGE
= 122.4
TOTAL DECK / PATIO
= 636.6
1. FIRE SPRINKLERS - DETAILED DRAWINGS AND SPECS SHALL BE SUBMITTED TO
THE BUILDING / FIRE DEPARTMENT
architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
0 11.05.18 ZONING CORR.
0
0
SCALE:
TITLE SHEET
FND LTT 'CS 6902" FLUSH
FND LTT (S 6902"
FLUSH
— _ FND MON CHIZ X NA
ALLEY
FND L TT " _
LS 4653" FLUSy � -
FND LTT 'CS 4653"
FLUSH
Basis of Bearinqs:
THE BEARINGS SHOWN HEREON ARE BASED UPON THE
CENTERLINE OF CHANNEL ROAD BEING N 15°00'00" W, PER
TRACT NO. 518, BK. 17, PGS. 33-36 OF MISCELLANEOUS
MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE
COUNTY, CALIFORNIA.
Benchmark Note:
THE ELEVATIONS SHOWN HEREON ARE BASED ON ORANGE
COUNTY SURVEY VERTICAL CONTROL NUMBER "NB1-40-71",
ELEVATION 7.828' (NAVD88)
TOPOGRAPHIC VIEW
SCALE: 1/8"=1'
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_ L' (1342) BDO PEX PIPE EXPOSED
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(14.69 / ) (14 81 (1471 ) 0/H h — BDO LOWER
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(14.69) EOC (1517) { (14.66 ) EOC , TURFS
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(1632)+ DTa BIB
'9 10) TW BLOCK WALL
NATURAL• FOUND MONUMENT
GROUND oSCO SEWER CLEANOUT
NATURAL GROUND
G SEWER MANHOLE
x (n2.22) SPOT ELEVATION
(16.44)+ Date of Survey 0WV WATER VALVE
(16 57) +
(16.54)+ APRIL 16, 2018 {� TREE
� SAND -
(1797)+
(1751)+
- SAND ,
(1764)+
(16.33)+
(16.25)+
(1792)+
-SAND �
Surveyor's Statement
THIS MAP WAS PREPARED BY ME OR
UNDER MY DIRECTION AND IS BASED ON A
FIELD SURVEY PERFORMED IN APRIL 2018
RALPH W. GUIDA, IV
P.L.S. 7076
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-- ----------------- - - - - - - - - - - - - --- --- - -rill
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architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
T�T CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
" II BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
RJ MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
I WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
\ ARCHITECTURE
30
ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
/i 11.05.18 ZONING CORR.
0
SCALE: 1/4" = 1'-0"
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architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
T�T CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
" II BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
RJ MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
I WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
\ ARCHITECTURE
30
ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
/i 11.05.18 ZONING CORR.
0
SCALE: 1/4" = 1'-0"
LOT SLOPE/
MAX. HEIGHT CALCS.
A-0.1
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architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
T�T CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
" II BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
RJ MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
I WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
\ ARCHITECTURE
30
ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
/i 11.05.18 ZONING CORR.
0
SCALE: 1/4" = 1'-0"
LOT SLOPE/
MAX. HEIGHT CALCS.
A-0.1
9
E.G.
5" THICK CONC. STEPS
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1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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257
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CAST IN PLACE CONC. PADS (E.) 6' HIGH BLOCK SITE WALL 5" THICK CONC. FLATWORK CAST IN PLACE CONC. PADS
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1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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LEGEND
NEW STUD WALL
NEW CONC. WALL
architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
ISSUE:
09.14.2018
REVISION DATE DESCRIPTION
0
SCALE : 1/4" = 1'-0"
FLOOR PLAN
LOWER FLOOR
A-2.0
CHANGING o
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NOTE; RADIANT HEATED FLOORS
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LEGEND
NEW STUD WALL
NEW CONC. WALL
architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
ISSUE:
09.14.2018
REVISION DATE DESCRIPTION
0
SCALE : 1/4" = 1'-0"
FLOOR PLAN
LOWER FLOOR
A-2.0
10'-0" 70'-11 1/2"
F.Y.S.B.
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architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
ISSUE:
09.14.2018
REVISION DATE DESCRIPTION
SCALE : 1/4" = 1'-0"
FLOOR PLAN
UPPER FLOOR
A-2.1
c
d
x
C
d
BEACH
F.Y.S.B.
7'-6"
0
Cl)
10'-0"
F.Y.S.B.
2'-6"
L
L = 91.88'
MATERIAL KEYNOTES
ALUM.
18" (,063) ALUMINUM BREAK METAL - KYNAR FINISH
sroNE-
TO MATCH WINDOWS
METAL -1
0.8mm ZINC METAL FASCIA PANELS
METAL -2
0.8mm ZINC METAL - STANDING SEAM -
BITUTHENE HT OR CARLISLE WIP 300 HT
GLASS
UNDERLAYMENT
METAL -3
1" HIGH 0.8mm ZINC METAL CAP
STEEL
PRIME AND PAINT STRUCTURAL STEEL -
KAL
AUTOBODY PAINT
CONC: 1
BOARD FORMED CONCRETE WALL - STD. GRAY
coNc: z
112" HIGH PRECAST CONC. CAP - COLOR TBD
CV Co CO
A?�s� 9'-0"
G� N 6o6T'P
2'-4"
FLAT
'GRAVED
3:12 SLOPE
METAL -2
sruC-i SMOOTH STUCCO - INTEGRAL COLOR - DIAMOND
PROPERTY LINE
oo1 2'-6"
LATH MESH - ANTI CRACK ADD MIXTURE
sroNE-
VEIN CUT SILVER TRAY. TILE VENEER 18" X 36"
STACKED BOND
STONE-.
3" VEIN CUT SILVER TRAY. TILE
VENEER CAP
GLASS
2" FRAMELESS GLASS GUARDRAIL - CLEAR - TEMP.
WITH 2' X 221-1 STEEL FLATBAR SUPPORTS
KAL
KALWALL INSULATED TRANSLUCENT PANELS
GRAVEL
4 PLY BUILT UP ROOF WITH GRAVEL
BALLAST. 20 YR. MIN. CLASS A
WD -1
SELECT HEMLOCK WOOD - STAIN
PROPERTY LINE
oo1 2'-6"
-I-
ALLEY
architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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ISSUE:
09.14.2018
REVISION DATE DESCRIPTION
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ROOF PLAN
A-3.0
27
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architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
Vow
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ISSUE:
09.14.2018
REVISION DATE DESCRIPTION
-
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0
SCALE: 1/4" = 1'-0"
ROOF PLAN
A-3.0
27
4'-0"
S.Y.S.B.
4'-0"
S.Y.S.B.
1
MATERIAL KEYNOTES
ALUM. 16" (,063) ALUMINUM BREAK METAL - KYNAR FINISH
TO MATCH WINDOWS
METAL -1 0.8mm ZINC METAL FASCIA PANELS
METAL -2 0.8mm ZINC METAL - STANDING SEAM -
_ BITUTHENE HT OR CARLISLE WIP 300 HT
UNDERLAYMENT
METAL-& 1" HIGH 0.8mm ZINC METAL CAP
STEEL PRIME AND PAINT STRUCTURAL STEEL -
AUTOBODY PAINT
coNc: i BOARD FORMED CONCRETE WALL - STD. GRAY
coNc.-z
12 HIGH PRECAST CONC. CAP - COLOR TBD
o sruc-i SMOOTH STUCCO - INTEGRAL COLOR - DIAMOND
N LATH MESH -ANTI CRACK ADD MIXTURE
nuixi n ELEV.
LOT AVG. GRADE
STONE- VEIN CUT SILVER TRAY. TILE VENEER 18" X 36"
STACKED BOND
STONE-
3" VEIN CUT SILVER TRAV. TILE
VENEER CAP
GLASS
z° FRAMELESS GLASS GUARDRAIL - CLEAR - TEMP.
WITH 2' X 212" STEEL FLATBAR SUPPORTS
KAL
KALWALL INSULATED TRANSLUCENT PANELS
GRAVEL
4 PLY BUILT UP ROOF WITH GRAVEL
BALLAST. 20 YR. MIN. CLASS A
SELECT HEMLOCK WOOD - STAIN
L 10'-0"
10' FRONT YARD SETBACK
0
v
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N
+14.14')
LOTAVG. GRADE
architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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REVISION DATE DESCRIPTION
SCALE: 114" =1'-0"
EXTERIOR
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MATERIAL KEYNOTES
ALUM. 16" (,063) ALUMINUM BREAK METAL - KYNAR FINISH
TO MATCH WINDOWS
METAL -1 0.8mm ZINC METAL FASCIA PANELS
METAL -2 0.8mm ZINC METAL - STANDING SEAM -
BITUTHENE HT OR CARLISLE WIP 300 HT
UNDERLAYMENT
METAL-& 1" HIGH 0.8mm ZINC METAL CAP
STEEL PRIME AND PAINT STRUCTURAL STEEL -
AUTOBODY PAINT
coNc: i BOARD FORMED CONCRETE WALL - STD. GRAY
coNc.-z
12 HIGH PRECAST CONC. CAP - COLOR TBD
srK SMOOTH STUCCO - INTEGRAL COLOR - DIAMOND
LATH MESH -ANTI CRACK ADD MIXTURE
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STACKED BOND
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VENEER CAP
GLASS z° FRAMELESS GLASS GUARDRAIL - CLEAR - TEMP.
WITH 2' X 212" STEEL FLATBAR SUPPORTS
KAL KALWALL INSULATED TRANSLUCENT PANELS
GRAVEL 4 PLY BUILT UP ROOF WITH GRAVEL
BALLAST. 20 YR. MIN. CLASS A
SELECT HEMLOCK WOOD - STAIN
+14.14')
LOT AVG. GRADE
SOUTH ELEV.
701.01. 4 r
10' FRONT YARD SETBACK
(+43.14')
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PITCHED ROOF
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FLAT ROOF
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,(+25.50)
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architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
5 J
ISSUE:
10.09.2018
REVISION DATE
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(+43.14')
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10' FRONT YARD SETBACK l i
(E.) 6' BLOCK WALL
4'-0"
S.Y.S.B.
(+43.14')
MAX. BUILDING HEIGHT -
PITCHED ROOF
+38.14')
MAX. BUILDING HEIGHT -
FLAT ROOF
MATERIAL KEYNOTES
ALUM.
1'6 (,063) ALUMINUM BREAK METAL - KYNAR FINISH
TO MATCH WINDOWS
METAL -1 0.8mm ZINC METAL FASCIA PANELS
METAL- 0.8mm ZINC METAL - STANDING SEAM -
BITUTHENE HT OR CARLISLE WIP 300 HT
UNDERLAYMENT
NIETAL-3 1" HIGH 0.8mm ZINC METAL CAP
STEEL PRIME AND PAINT STRUCTURAL STEEL -
AUTOBODY PAINT
coNc.-i BOARD FORMED CONCRETE WALL - STD. GRAY
coNc: 2 1 21' HIGH PRECAST CONC. CAP - COLOR TBD
sruc-1 SMOOTH STUCCO - INTEGRAL COLOR - DIAMOND
LATH MESH - ANTI CRACK ADD MIXTURE
STONE- VEIN CUT SILVER TRAV. TILE VENEER 18" X 36"
STACKED BOND
21'. 6" (+35.501)
UPPER LEVEL PLATE HT. sroNE- 3" VEIN CUT SILVER TRAV. TILE
VENEER CAP
GLASS Z' FRAMELESS GLASS GUARDRAIL - CLEAR - TEMP.
WITH Z' X 2 z' STEEL FLATBAR SUPPORTS
0
11'.6"j4(+25.501) N
UPPER LEVEL F.F.
(N.) 6' HIGH BLOCK WALL
0' - 0" (+14.00') (+14.14')
LOWER LEVEL F.F. LOT AVG. GRADE
2 North Section
S.Y.S.B.
)T AVG. GRADE
re
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
W
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KAL KALWALL INSULATED TRANSLUCENT PANELS ISSUE:
10.09.2018
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GRAVEL 4 PLY BUILT UP ROOF WITH GRAVEL REVISION DATE DESCRIPTION
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0
SCALE: 114" = 1'-0"
SECTIONS
EAST AND NORTH
A-5.0
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(N.) 6' BLOCK WALL
(N.) 6' BLOCK WALL
I
S.Y.S.B.
LOWER LEVEL F.F.
LOT AVG. GRADE
MATERIAL KEYNOTES
South S e ct i o n A ALUM. 1-16" (.063) ALUMINUM BREAK METAL - KYNAR FINISH
TO MATCH WINDOWS
J 1 METAL -1 0.8mm ZINC METAL FASCIA PANELS
I
S.Y.S.B.
LOT AVG. GRADE
South Section B
METAL- 0.8mm ZINC METAL - STANDING SEAM -
BITUTHENE HT OR CARLISLE WIP 300 HT
UNDERLAYMENT
METAL- 1" HIGH 0.8mm ZINC METAL CAP
STEEL PRIME AND PAINT STRUCTURAL STEEL -
AUTOBODY PAINT
CONC-1 BOARD FORMED CONCRETE WALL - STD. GRAY
CONC: 2 1 z' HIGH PRECAST CONC. CAP - COLOR TBD
STUC-1 SMOOTH STUCCO - INTEGRAL COLOR - DIAMOND
LATH MESH -ANTI CRACK ADD MIXTURE
sroNE- VEIN CUT SILVER TRAV. TILE VENEER 18" X 36"
STACKED BOND
sroNE-
3" VEIN CUT SILVER TRAY. TILE
VENEER CAP
GLAss
"FRAMELESS GLASS GUARDRAIL - CLEAR - TEMP.
WITH 2' X 2 2' STEEL FLATBAR SUPPORTS
KAL
KALWALL INSULATED TRANSLUCENT PANELS
GRAVEL
4 PLY BUILT UP ROOF WITH GRAVEL
BALLAST. 20 YR. MIN. CLASS A
wD-1
SELECT HEMLOCK WOOD - STAIN
re
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
W
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ISSUE:
09.14.2018
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A
0
SCALE: 114" = 1'-0"
SECTIONS
SOUTH A / B
A-5.1
�1
MASTER BATH
10'-0" CLG.
GYP.
MASTER BEDROOM
10'-0" CLG. 10'-0" CLG.
STUC-2 GYP.
IF T
9'-0" CLG.
GVP.
STOR.
9'-0" CLG.
GYP.
type x
CHANGING
C
s' -o° CLG.
ROOM
FF I
GYP.
9'-0" CLG.
GVP.
1I ELEV.
I
HALL
10'-0" CLG.
GYP.
FPOWER I
� PLAT
W.I.C.
LAUNDRY
GYM
F
9'-0" CLG.
9'-0" CLG.
10'-0" CLG.
GYP.
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GYP.
�
11'-0"
CLG.
—
GYP.77 1
NORDIC TRACK
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11
W.I.C.
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GYP_ ELEC.
9'-6" CLG.
GYP.
type x
F -IF- -1
II
L --JL
ENTRY
10'-0"CLG.
FOYER
10'-0" CLG.
GYP.
9'-6" CLG.
GYP.
type x
I
I I I I I I I I I I
I I I I I I I I I I I I
1-_I_LLL1 21'-6" CLG.
I I I I I I I I I I I
I I I I I I I I I I I 1
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GARAGE
10'-6" CLG.
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MATERIAL KEYNOTES
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STUC-2 8" STUCCO - SMOOTH - PAINT
GYP.
'"GYPSUM BOARD - SMOOTH - LEVEL 5 - PAINT
STEEL PRIME AND PAINT STRUCTURAL STEEL -
AUTOBODY PAINT
LEGEND
NEW STUD WALL
O
2 NEW CONC. WALL
I
rchitecture
COAST HIGHWAY
A BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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ISSUE:
09.14.2018
REVISION DATE DESCRIPTION
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SCALE : 1/4" = 1'-0"
RCP
LOWER FLOOR
Am6mO
STEEL
MATERIAL KEYNOTES
WD -z 1 X 6 T & G CLEAR SELECT HEMLOCK - STAIN
sr 8" STUCCO - SMOOTH - PAINT
GYP. 8" GYPSUM BOARD - SMOOTH - LEVEL 5 - PAINT
STEEL PRIME AND PAINT STRUCTURAL STEEL -
AUTOBODY PAINT
— I
I
I
I
I
I
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I
1
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I
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— J
LEGEND
NEW STUD WALL
O
NEW CONC. WALL
I
rchitecture
COAST HIGHWAY
A BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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STEEL PRIME AND PAINT STRUCTURAL STEEL -
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LEGEND
NEW STUD WALL
O
NEW CONC. WALL
I
rchitecture
COAST HIGHWAY
A BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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Am6ml
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AREA CALCULATIONS
TOTAL LOWER LEVEL HAB.
=
1,722.0
TOTAL UPPER LEVEL HAB.
=
2,012.5
12'- 6 1/2" X 30' - 0"
376.3
TOTAL HABITABLE
= 3,734.5
TOTAL MECH. / ELEC.
= 101.4
TOTAL GARAGE
= 447.2
TOTALSTORAGE
= 122.4
TOTAL DECK / PATIO
= 636.6
PROPOSED LOWER LEVEL
5' - 111/2" X 11' -1"
LETTER
DIMENSIONS (W X H)
AREA (SF)
HABITABLE 1
12'- 6 1/2" X 30' - 0"
376.3
6
6'-41/2"X1'-3"
8.0
7
2'-6"X5'-31/2"
13.2
8
9'-61/2"X4'-8"
44.5
9
9'-91/2"X23'-101/2"
233.8
13
18'-0"X11'-1"
199.5
15
24'- 0" X 34'- 6"
828.0
16A
6'-3"X3'-0"
18.8
TOTAL HABITABLE LOWER
GARAGE 1 10 120'- 3" X 21'- 4 1/2" 1 432.8
12 3'-6"X4'-11/2" 14.4
TOTAL GARAGE LOWER 447.2
MECH. / ELEC.
TOTAL MECH / ELEC LOWER
14
5' - 111/2" X 11' -1"
66.0
4
6'-3"X5'-8"
35.4
STORAGE 11 3' - 6" X 17' - 3"
2 3'-8"X7'-11"
3 2'-8"X2'-71/2"
5 6'-41/2"X4'-1"
TOTAL STORAGE LOWER
29.0
7.0
26.0
LEGEND
HABITABLE AREA
MECHANICAL AREA
DECK AREA
GARAGE
-I-
Iarchitecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
ZL -
0
SCALE : 1/4" = 1'-0"
AREA CALCS
LOWER FLOOR
PROPOSED UPPER LEVEL
LETTER
DIMENSIONS (W X H)
AREA (SF)
HABITABLE
17
12' - 6 1/2" X 5' - 0"
62.7
19
36'- 6" X 20'- 0"
730.0
20
17'- 5 1/2" X 5'- 0"
87.3
21
6'-4"X25'-0"
158.3
22
3'-0"X2'-10"
8.5
23
6'-3"X19'-4"
120.8
24
4' - 11" X 25'- 0"
122.9
25
5' - 3 1/2" X 22' -3"
117.7
26
19'- 1" X 31'- 8"
604.3
TOTAL HABITABLE UPPER
2,012.5
DECK/ PATIO
16 B
12' - 6 1/2" X 3' - 5"
42.9
18
23' - 101/2" x 8'- 5"
200.9
27
19'- 1" x 20'- 7"
392.8
TOTAL DECK UPPER
636.6
LEGEND
HABITABLE AREA
MECHANICAL AREA
DECK AREA
GARAGE
-I-
Iarchitecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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(40VwftN
ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
ZL -
0
SCALE : 1/4" = 1'-0"
AREA CALCS
LOWER FLOOR
20
L
COUNTED
BELOW
HIGH
ART
21
_ z
/ 23
19
C>
TV ABOVE
AREA CALCULATIONS
TOTAL LOWER LEVEL HAB.
=
1,722.0
TOTAL UPPER LEVEL HAB.
=
2,012.5
12'- 6 1/2" X 30' - 0"
376.3
TOTAL HABITABLE
= 3,734.5
TOTAL MECH. / ELEC.
= 101.4
TOTAL GARAGE
= 447.2
TOTALSTORAGE
= 122.4
TOTAL DECK/ PATIO
= 636.6
24
m
c�
m
m
I
SCULPTURE
ART
TV
22
SKNOGHT
a
aJ
PROPOSED LOWER LEVEL
5' - 111/2" X 11' -1"
LETTER
DIMENSIONS (W X H)
AREA (SF)
HABITABLE 1
12'- 6 1/2" X 30' - 0"
376.3
6
6'-41/2"X1'-3"
8.0
7
2'-6"X5'-31/2"
13.2
8
9'-61/2"X4'-8"
44.5
9
9'-91/2"X23'-101/2"
233.8
13
18'-0"X11'-1"
199.5
15
24'- 0" X 34'- 6"
828.0
16A
6'-3"X3'-0"
18.8
TOTAL HABITABLE LOWER 1,722.0
GARAGE 1 10 20' - 3" X 21' - 4 1/2" 432.8
12 3'-6"X4'-11/2" 14.4
TOTAL GARAGE LOWER 447.2
MECH. / ELEC.
TOTAL MECH / ELEC LOWER
STORAGE
TOTAL STORAGE LOWER
14
5' - 111/2" X 11' -1"
66.0
4
6'-3"X5'-8"
35.4
11 3'-6"X17'-3" 60.4
2 3'-8"X7'-11" 29.0
3 2'-8"X2'-71/2" 7.0
5 6'-41/2"X4'-1" 26.0
MOTORIZED
26
ART
w
CD
a
25 o
N
z
w
COUNTED
BELOW
I
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T 1
\ 1
I
\ I
I
BOOK CASE/ DISPLAY WALL I
Z
ELY
so
m
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m
m
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I
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I
1
I
1
1
I
LEGEND
HABITABLE AREA
MECHANICAL AREA
DECK AREA
GARAGE
(?2
architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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(40
N
Uj0
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ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
ZL -
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SCALE : 1/4" = 1'-0"
AREA CALCS
UPPER FLOOR
Am7ml
35
PROPOSED UPPER LEVEL
LETTER
DIMENSIONS (W X H)
AREA (SF)
HABITABLE
17
12' - 6 1/2" X 5' - 0"
62.7
19
36'- 6" X 20'- 0"
730.0
20
17'- 5 1/2" X 5'- 0"
87.3
21
6'-4"X25'-0"
158.3
22
3'-0"X2'-10"
8.5
23
6'-3"X19'-4"
120.8
24
4'- 11" X 25'- 0"
122.9
25
5' - 3 1/2" X 22'-3"
117.7
26
19'- 1" X 31'- 8"
604.3
TOTAL HABITABLE UPPER
2,012.5
DECK/ PATIO
16 B
12'- 6 1/2" X 3'- 5"
42.9
18
23'- 101/2" x 8' - 5"
200.9
27
19'- 1" x 20'- 7"
392.8
TOTAL DECK UPPER
636.6
I
I
I
I
I
I
I
1
I
1
1
I
LEGEND
HABITABLE AREA
MECHANICAL AREA
DECK AREA
GARAGE
(?2
architecture
1075 N. COAST HIGHWAY
LAGUNA BEACH, CA
92651
TEL: 949.715.2365
FAX: 949.715.2574
E: CARLTON@GRAHAMARCHITECTURE.COM
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY
TO GRAHAM ARCHITECTURE AND IS FURNISHED IN
CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION,
BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS
MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY
NOT BE REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF GRAHAM
ARCHITECTURE
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ISSUE:
10.09.2018
REVISION DATE DESCRIPTION
ZL -
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SCALE : 1/4" = 1'-0"
AREA CALCS
UPPER FLOOR
Am7ml
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MAINTENANCE. :
o FOSSIL ROCKTM ABSORBENT POUCHES.
DETAIL
NOTES: IS
TRENCH DRAIN FILTER
1. Filter insert shall have a high flow bypass feature.
2. Filter outlet adapter shall be constructed from stainless steel Type 304.
Alternate outlet adaptor for shallow installations shall be PVC SCH-40. See detail B, sheet 2 of 2.
3. Filter medium shall be Fossil Rock rm, installed and maintained in accordance
with manufacturer specifications.
4. Storage capacity reflects 80% of maximum solids collection prior to impeding filtering bypass.
5. For alternate outlet adapter configurations used for extremely shallow trench drains
contact Oldcastle Stormwater Solutions for engineering assistance.
6. Filter element should be a minimum of one half the length of trench. Confirm flow rate upon order.
® RoGard®IL41 Ndcastle°
Stormwater Solutions
Catch Basin Insert Filter 79218outhpark Plaza, Suite 2001 Littleton, CO 1801201 Ph: 800.579.8819 1 oldcastlestonnwater.com
THISOCCUMENTIS mEPROPER"FOLOCJWLEPRECAST,INC. ITIS SUBMUTED FOR REFERENCE PURPOSES ONLY ANO SHALL NOT BE
USED IN ANY WAY INJURIOUS TO THE INTERESTS OF SAID COMPANY. COPYRIGK020100WCASTLE PRECAST. INC. ALL RIGHTS RESERVED,
Inlet Trench Drain Style DRAWING N0. REV ECO ECO -0142 OA,E
Filtration FG -LP -0002 H JP
7 13 16 JPR 2/21/07 SHEET 1 OF 2
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FOR PERIODIC / /% / SLEEVE.
MAINTENANCE. :
o FOSSIL ROCKTM ABSORBENT POUCHES.
DETAIL
NOTES: IS
TRENCH DRAIN FILTER
1. Filter insert shall have a high flow bypass feature.
2. Filter outlet adapter shall be constructed from stainless steel Type 304.
Alternate outlet adaptor for shallow installations shall be PVC SCH-40. See detail B, sheet 2 of 2.
3. Filter medium shall be Fossil Rock rm, installed and maintained in accordance
with manufacturer specifications.
4. Storage capacity reflects 80% of maximum solids collection prior to impeding filtering bypass.
5. For alternate outlet adapter configurations used for extremely shallow trench drains
contact Oldcastle Stormwater Solutions for engineering assistance.
6. Filter element should be a minimum of one half the length of trench. Confirm flow rate upon order.
® RoGard®IL41 Ndcastle°
Stormwater Solutions
Catch Basin Insert Filter 79218outhpark Plaza, Suite 2001 Littleton, CO 1801201 Ph: 800.579.8819 1 oldcastlestonnwater.com
THISOCCUMENTIS mEPROPER"FOLOCJWLEPRECAST,INC. ITIS SUBMUTED FOR REFERENCE PURPOSES ONLY ANO SHALL NOT BE
USED IN ANY WAY INJURIOUS TO THE INTERESTS OF SAID COMPANY. COPYRIGK020100WCASTLE PRECAST. INC. ALL RIGHTS RESERVED,
Inlet Trench Drain Style DRAWING N0. REV ECO ECO -0142 OA,E
Filtration FG -LP -0002 H JP
7 13 16 JPR 2/21/07 SHEET 1 OF 2
A IB
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LEGEND
HARDSCAPE
F_ -1 INFILTRATION TRENCH
L--- I
--100-- CONTOUR (EXISTING)
-100 - CONTOUR (PROPOSED)
100.00 SPOT ELEVATION (PROPOSED)
100.00 SPOT ELEVATION (MATCH EXISTING)
==4"== PROPOSED DRAIN LINE
--SUB-- PROPOSED FORCE MAIN LINE
FM PROPOSED FORCE MAIN LINE
PROPOSED SCREEN WALL
A SECTION LETTER
10 SHEET NUMBER
• DS DOWNSPOUT
FF FINISH FLOOR
FG FINISH GRADE
FL OR FL FLOW LINE
FS FINISH SURFACE
GFF GARAGE FINISH FLOOR
INV INVERT
P.L. OR R PROPERTY LINE
PA PLANTER AREA
TC TOP OF CURB
TF TOP OF FOOTING
TG TOP OF GRATE
TP TOP OF PILASTER
TW TOP OF WALL
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LEGEND
HARDSCAPE
F_ -1 INFILTRATION TRENCH
L--- I
--100-- CONTOUR (EXISTING)
-100 - CONTOUR (PROPOSED)
100.00 SPOT ELEVATION (PROPOSED)
100.00 SPOT ELEVATION (MATCH EXISTING)
==4"== PROPOSED DRAIN LINE
--SUB-- PROPOSED FORCE MAIN LINE
FM PROPOSED FORCE MAIN LINE
PROPOSED SCREEN WALL
A SECTION LETTER
10 SHEET NUMBER
• DS DOWNSPOUT
FF FINISH FLOOR
FG FINISH GRADE
FL OR FL FLOW LINE
FS FINISH SURFACE
GFF GARAGE FINISH FLOOR
INV INVERT
P.L. OR R PROPERTY LINE
PA PLANTER AREA
TC TOP OF CURB
TF TOP OF FOOTING
TG TOP OF GRATE
TP TOP OF PILASTER
TW TOP OF WALL
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DEMOLITION OF EXISTING RESIDENCE AND CONSTRUCTION OF NEW CUSTOM RESIDENCE, TOGETHER WITH
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APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS.
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PREPARED FOR:
LAND SURVEYING
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1 3 9 Avenida Navarro
2168 EASE OCEAN FRONT,
San Clemente, CA 92672
(D -CONNECT DOWNSPOUT TO STORM DRAIN SYSTEM PER DETAIL HEREON.
9 4 9 . 4 9 2 . 8 5 8 6
TEL (949) 715-2365
www.loalengineering.com
10 INSTALL TRENCH DRAIN FILTER. FLOGARD TRENCH DAIN FILTER MODEL FG-TDOF3.
ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED
SCOPE OF WORK
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DEMOLITION OF EXISTING RESIDENCE AND CONSTRUCTION OF NEW CUSTOM RESIDENCE, TOGETHER WITH
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APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS.
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INFILTRATION TRENCH
CRUSHED
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�.� A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING
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DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF lF OF CAt.�FR�
ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,
PLANS PREPARED BY:
CONSTRUCTION NOTES
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INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER
T_ CONCRETE HARDSCAPE.
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ENGINEERING, INC.
( -INSTALL 4" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785)
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INSTALL 6" ATRIUM DRAIN NDS TYPE 90 W/ RISER & ADAPTOR OR EQUAL. SEE DETAIL ON SHEET C-4.
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0- INSTALL 8" CHANNEL DRAIN, TRAFFIC RATED, NDS SERIES, TYPE 864 W/ TRAFFIC RATED GRATE OR EQUAL.
CIVIL ENGINEERING
PREPARED FOR:
LAND SURVEYING
7�INSTALL 3" MICRO CHANNEL DRAIN, NDS PRO SERIES, TYPE 764 OR EQUAL.
STORMWATER QUALITY
0 -CONSTRUCT INFILTRATION TRENCH, L=18.5'X2'X1' PER CITY OF NEWPORT BEACH STD. SEE DETAIL HEREON.
1 3 9 Avenida Navarro
2168 EASE OCEAN FRONT,
San Clemente, CA 92672
(D -CONNECT DOWNSPOUT TO STORM DRAIN SYSTEM PER DETAIL HEREON.
9 4 9 . 4 9 2 . 8 5 8 6
TEL (949) 715-2365
www.loalengineering.com
10 INSTALL TRENCH DRAIN FILTER. FLOGARD TRENCH DAIN FILTER MODEL FG-TDOF3.
ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED
SCOPE OF WORK
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APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS.
CITY OF NEWPORT BEACH NOTES
No. 57587 70
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�.� A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING
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DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF lF OF CAt.�FR�
ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,
NOTICE TO CONTRACTOR
REQUIRED CERTIFICATIONS /APPROVALS
In addition to any certifications required by the agencies having jurisdiction over
this project, the following approvals from the Civil engineer of record are required:
1. Foundation forms for improvements on or abutting property lines is required
prior to concrete pour.
2. Location, size, and depth of all drain lines prior to backfill.
PRELIMINARY PLAN, NOT FOR CONSTRUCTION
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CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES
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INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER
LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE
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BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE
CALEB RIOS
EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.
R.C.E. 57587
O2 - AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC
DATE:
RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.
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3� AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES
PREPARED FOR:
WITHIN THE PUBLIC RIGHT-OF-WAY.
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WEDGE HOUSE
O4 -SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING
2168 EASE OCEAN FRONT,
GRADING.
NEWPORT BEACH, CA 92661
SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR.
TEL (949) 715-2365
EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.
ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED
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PIPELINE CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR.
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LICENSED SANITATION SEWER CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR.
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELEIVE APPLICANTS OF THE
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LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED
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AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR
TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
ADDITIONAL NOTES
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1. ALL ROOFS SHALL BE GUTTERED AND DOWNSPOUTS SHALL CONNECT TO THE STORM DRAIN SYSTEM.
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DATE:
H. SCALE:
2. PAD ELEVATION BASED ON XX SLAB OVER X GRAVEL PER SOILS REPORTS RECOMMENDATIONS. CONTRACTOR
N/A
SURVEY DATE:
V. SCALE:
4/17/17
N/A
DRN.:
A.A.
DWG. NO.
C-01 _O1
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TO VERIFY PAD W/ STRUCTURAL ENGINEER AND SOILS ENGINEER PRIOR TO GRADING.
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3. WHEN AN INTERIOR OR EXTERIOR UTILITY TRENCH IS PROPOSED PARALLEL TO A BLDG FOOTING, THE
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BOTTOM OF THE TRENCH SHOULD NOT BE LOCATED BELOW A 1:1 PLANE PROJECTED DOWNWARD FROM
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THE OUTSIDE BOTTOM EDGE OF THE ADJACENT FOOTING. WHERE THIS CONDITION EXISTS, THE ADJACENT
FOOTING SHOULD BE DEEPENED SUCH THAT THE BOTTOM OF THE UTILITY TRENCH IS LOCATED ABOVE THE
1:1 PROJECTION.
4. FOR FOOTING AND FOUNDATION DESIGN SEE STRUCTURAL PLANS.
5. ALL RECOMMENDATIONS IN THE PROJECT SOILS REPORT PREPARED BY R MCCARTHY CONSULTING, INC.
(DATED AUGUST 4, 2018; J.N. 20180711-1) ARE CONSIDERED A PART OF THESE PLANS.
6. ALL DRAINLINES SHALL HAVE A MIN. POSITIVE SLOPE OF 1% TOWARD OUTLET.
NOTICE TO CONTRACTOR
REQUIRED CERTIFICATIONS /APPROVALS
In addition to any certifications required by the agencies having jurisdiction over
this project, the following approvals from the Civil engineer of record are required:
1. Foundation forms for improvements on or abutting property lines is required
prior to concrete pour.
2. Location, size, and depth of all drain lines prior to backfill.
PRELIMINARY PLAN, NOT FOR CONSTRUCTION
D E F IG H
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SURVEY DATE:
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