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03_Stack Residence CDP_PA2018-284
gWPO CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT a _ May 30, 2019 Cgc1F0 RHS/ Agenda Item No. 3 SUBJECT: Stack Residence (PA2018-284) Coastal Development Permit No. CD2018-110 SITE LOCATION: 101 Shorecliff Road APPLICANT: Maisons The Art Of Design OWNER: Geoffrey and Nancy Stack PLANNER: 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-1-6000 (Single Unit Residential) • Coastal Land Use Category: RSD-A (Single Unit Residential Detached — (0.0-5.9 DU/AC)) • Coastal Zoning District: R-1-6000 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit to demolish an existing single-family residence and construct a new 3-story, 12,882-square-foot, single-family residence, including an attached 762- square-foot three-car garage. The project includes hardscape, drainage, landscaping improvements, and accessory structures. The proposed residence complies with all applicable development standards including the Bluff Overlay standards, height, setbacks, and lot coverage 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 Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the envionment; and 3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development Permit No. CD2018-110 (Attachment No. ZA 1). 03/13/2018 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1-6000 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 property is located within the Bluff Overlay Zoning District, which is intended to establish special development standards for areas of the City where projects are proposed on identified coastal bluffs. The proposed single-family dwelling complies with the development standards identified by the Bluff Overlay, including a minimum 10-foot setback from the bluff edge for all accessory structures and no development seaward of that setback line, as evidenced in Table 1 below. Table 1 -Bluff Overlay Development Standards' Development Standard Standard Proposed 44 Development Area Az Principal and Principal and accessory accessory structures structures Principal Structure 25 feet from bluff edge 30 feet from bluff edge Setback minimum Development Area B2 Accessory structures Accessory structures Swimming Pool Setback 25 feet from bluff edge 25 feet from bluff edge minimum Accessory Structure 10 feet from bluff edge 10 feet from bluff edge Setback minimum Development Area C2 Limited accessory No new development structures 1. Bluff Overlay Development Standards are pursuant to NBMC 21.28.040 2. Locations of development areas are pursuant to NBMC 21.28.040(D)(6) (Map 7 — Shorecliffs (Subject to Marine Erosion))and 21.80.020(Maps—Bluff Overlay) (Attachment No.ZA 3) • The proposed single-family dwelling and accessory structures conform to all applicable development standards of the R-1-6000 Coastal Zoning District, including lot coverage, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 2 below. 2 Table 2— R-1-6000 Development Standards Development Standard Standard Proposed Setbacks (min.) Front 25 feet 25 feet Sides 6 feet 6 feet Rear 6 feet Approx. 88 feet Lot Coverage (max.) 18,314 square feet 6,402 square feet Parkin min. 3-car garage 3-car garage Height(max.) 24 feet flat roof 25 feet 7 inches sloped roof 29 feet sloped roof Hazards • The development is located on a bluff fronting a sandy beach and the Pacific Ocean. The project site is not protected by a bulkhead. A Geotechnical and Geologic Investigation report prepared by Coast Geotechnical, Inc. on October 18, 2018 examined coastal hazards including slope stability, wave action, long-term bluff retreat and flooding and erosion and concluded that the development will be reasonably safe from coastal hazards over the course of its design life and that no additional seawall, revetment, jetty, groin, retaining wall or other shoreline protective device will be needed to protect the development. • The finished floor elevation of the proposed single-family residence is 54.5 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. • 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 final building inspection, and prior to the issuance of building permits, respectively. • 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 3 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 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) is required. The preliminary WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. Public Access and Views • The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact, and be proportional to the impact. In this case, the project replaces an existing single- family residence located on a standard R-1-6000 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. • Vertical access to the beach and ocean is available via Glen Drive, across Buck Gully from the subject property. Lateral access is available along the beach to the south of the property. Vertical access to the beach is also available to members of the Shorecliff's community through a private pedestrian gate and footpath which crosses the subject property. The project does not include any features that would obstruct access along these existing routes. • The project site is located approximately 1,300 feet southeast of Inspiration Point, which is a designated public viewpoint in the Coastal Land Use Plan and offers public views of the Pacific Ocean and shoreline. Site evaluation revealed that the proposed design is consistent with the existing neighborhood pattern of development and will 4 not affect the existing views afforded from Inspiration Point. The project will replace an existing single-family home with a new single-family home that complies with all applicable development standards, including the Bluff Overlay standards that requires an increased 10-foot setback from the bluff edge for accessory structures and 25-foot setback from the bluff edge for primary structures (dwellings). Inspiration Point is improved with public benches and landscaping that orients and frames views toward the ocean and not toward the subject site. 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. • The rear of the proposed residence, which is visible from Little Corona Beach, contains substantial architectural treatment and visual interest, consistent with the design guidelines of the Zoning Code. The new structure would comply with required setbacks of the R-1-6000 Coastal Zoning District and the Bluff Overlay Zone. The design of the home includes modulation of walls and low accessory walls that prevent the appearance of the site being walled off from the beach. The principal structure also complies with the site specific Development A setbacks (Bluff Overlay Map B- 7), which further protects views up the Buck Gully Canyon from Little Corona Beach. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. Visual simulations of the project as seen from Little Corona Beach are provided as Attachment No. ZA 4. • The rear and side of the proposed residence are visible from Glen Drive, which provides pedestrian access to Little Corona Beach. The elevations of the development contain substantial architectural treatment and visual interest, consistent with the design guidelines of the Zoning Code. The new structure would comply with the required setbacks of the R-1-6000 Coastal Zoning District and the Bluff Overlay Zone. Additionally, the development complies with a primary structure stringline, required by the Shorecliffs Community, which ensures that the development is consistent with the neighboring developments and protects public views of the shoreline and bluff as viewed from Glen Drive. Visual simulations of the project as seen from Glen Drive are provided as Attachment No. ZA 5. 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). 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 13,644-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. 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: -LI,4A Chelsea Crager Associate Planner GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 B-7 Shorecliffs Map ZA 4 Visual Simulations from Little Corona ZA 5 Visual Simulations from Glen Drive ZA 6 Project Plans Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-110 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED 3-CAR GARAGE LOCATED AT 101 SHORECLIFF ROAD (PA2018-284) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Maisons The Art Of Design, with respect to property located at 101 Shorecliff Road, requesting approval of a coastal development permit. 2. The lot at 101 Shorecliff Road is legally described as Lot 121, Tract 1116. 3. The applicant proposes a coastal development permit to demolish an existing single-family residence and construct a new 3-story, 12,882-square-foot, single-family residence, including an attached 762-square-foot three-car garage. The project includes hardscape, drainage, landscaping improvements, and accessory structures. The proposed residence complies with all applicable development standards including the height, setbacks, and lot coverage 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-1-6000 (Single-Unit Residential) Bluff(B) Overlay Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-A (Single-Unit Residential Detached — 0.0-5.9 DU/AC) and it is located within the R-1-6000 (Single-Unit Residential) Bluff (B) Overlay Coastal Zone District. 6. A public hearing was held on May 30, 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 Constructure or Conversion of Small Structures) because it has no potential to have a significant effect on the environment. 8 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 12,882-square- foot single-family residence and attached 762-square-foot 3-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 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 lot coverage is 18,314 square feet and the proposed lot coverage is 6,402 square feet. b. The proposed development provides the minimum required setbacks, which are 25 feet along the front property line abutting Shorecliff Road, 6 feet along each side property line and 6 feet along the rear property line. c. The proposed development provides the minimum required setbacks established by the Bluff Overlay District, including a 25-foot bluff edge setback for primary structures (Development Area A), a 10-foot bluff edge setback for accessory structures (Development Area B) and no development seaward of Development Area B. d. The highest ridge is no more than 29 feet from established grade, which complies with the maximum height requirements. e. 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. 9 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. 3. The development is located on a bluff fronting a sandy beach and the Pacific Ocean. The project site is not protected by a bulkhead. A Geotechnical and Geologic Investigation report was prepared by Coast Geotechnical, Inc. on October 18, 2018 examined coastal hazards including slope stability, wave action, long-term bluff retreat and flooding and erosion and concluded that the development will be reasonably safe from coastal hazards over the course of its design life and that no additional seawall, revetment, jetty, groin, retaining wall or other shoreline protective device will be needed to protect the development The finished floor elevation of the first floor of the proposed structure is 54.5 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures. 4. 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 final building inspection, and prior to the issuance of building permits, respectively. 5. 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. 6. 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. 7. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Toal Engineering, Inc. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought-tolerant species. Prior to issuance 10 of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 9. The project site is located approximately 1,300 feet southeast of Inspiration Point, which is a designated public viewpoint in the Coastal Land Use Plan and offers public views of the Pacific Ocean and shoreline. Site evaluation revealed that the proposed design is consistent with the existing neighborhood pattern of development and will not affect the existing views afforded from Inspiration Point. The project will replace an existing single- family residence with a new single-family residence that complies with all applicable development standards, including the Bluff Overlay standards that requires an increased 10-foot setback from the bluff edge for accessory structures and 25-foot setback from bluff edge for primary structures. Inspiration Point is improved with public benches and landscaping that orients and frames views toward the ocean and not toward the subject site. 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. 10. The rear of the proposed residence, which is visible from Little Corona Beach, contains substantial architectural treatment and visual interest, consistent with the design guidelines of the Zoning Code. The new structure would comply with required setbacks of the R-1- 6000 Coastal Zoning District and the Bluff Overlay Zone. The design includes modulation of volume throughout the structure and low walls that prevent the appearance of the site being walled off from the beach. The development complies with a primary structure stringline, required by the Shorecliffs Community, which further protects views up the Buck Gully Canyon from Little Corona Beach. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. 11. The rear and side of the proposed residence are visible from Glen Drive, which provides pedestrian access to Little Corona Beach. The elevations of the development contain substantial architectural treatment and visual interest, consistent with the design guidelines of the Zoning Code. The new structure would comply with the required setbacks of the R- 1-6000 Coastal Zoning District and the Bluff Overlay Zone. Additionally, the development complies with a primary structure stringline, required by the Shorecliffs Community, which ensures that the development is consistent with the neighboring developments and protects public views of the shoreline and bluff as viewed from Glen Drive. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact, and be proportional to the impact. In this case, the project replaces an existing single-family 11 residence located on a standard R-1-6000 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical access to the beach and ocean is available via Glen Drive, across Buck Gully from the subject property. Lateral access is available along the beach to the south of the property. Vertical access to the beach is also available to members of the Shorecliff community through a private pedestrian gate and footpath which crosses the subject property. The project does not include any features that would obstruct access along these existing routes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-110, 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 30TH DAY OF MAY, 2019. Patrick J. Alford, Zoning Administrator 12 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 final building permit inspection, 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 to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and 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.This letter shall be scanned into the plan set prior to building permit issuance. 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. No demolition or construction materials shall be stored on public property. 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. 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 the 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 13 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. 8. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 9. 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. 10. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. 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. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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. 15. 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. 1-� 16. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 17. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 18. 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. 19. 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. 20. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved WQHP/WQMP and any changes could require separate review and approval by the Building Division. 21. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 22. 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. 23. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 24. 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. 25. This Coastal Development Permit No. CD2018-110 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. 15 26. 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 Stack Residence including, but not limited to, Coastal Development Permit No. CD2018-110 (PA2018-284). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 10 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP . n Subject Property r Coastal Development Permit No. CD2018-110 PA2018-284 101 Shorecliff Road 12 Attachment No. ZA 3 B-7 Shorediffs Map 19 208 eO 203 0°° 206 Detail A 203 y� 1 o� 2p2 130 CP 134 i ` - 139 ,4 15 ft 4S O rn ` 746 i 7S3 b L;.i 20 byo See Detail A �g2 - 183 Shorecliff Road 186 O� Ryq4� cey ar yo asla Mesa LiIY o/Irvine 727 P „'o PRygMR 776 P ^ D 0 Pathic Olean O I Ltty of Laguna Beath r' 70,- 0 50 10 20 \ eel > Development Areas Delineated By: - Development Area rt Specified Distance from Front Property Line Development Area B B'/�J ShOC@CIIffS �••• 10 Feet From Bluff Edge O Development Area — — -25 Feet From Bluff Edge 'Approximate location of bluff edge derived from April 2006 to o ra tl Name: B-7 Shorecliffs IP/ November 22,2016 Attachment No. ZA 4 Visual Simulations from Little Corona 21 EXISTING HOUSE 1 O 1 SHORECLIFF ROAD .- -�. 4 ' y i •4 s E-,�_XHIB �IT A VIEW FROM BEACH PROPOSED HOUSE 1 O 1 SHORECLIFF ROAD t X _ 4 i ` , _ ~ s Ex HIBIT" B ` r a VIEW FROM BEACH Attachment No. ZA 5 Visual Simulations from Glen Drive 24 .A \, r qt: dd EXHIBIT C VIEW �T • POPPY �•. I V' �4 Al' .A SHORECLIFF ROAD EW _ M # Ilk- 17 w w M 1 1 EXHIBIT VIEW FROM POPPY � `. Attachment No. ZA 6 Project Plans 2� . : . .. . .. .. .. . ._ - a . ® ............... Y.......... ..__ ;: _... DA�II D °r°„°eel Mar LEGAL DESCRIPTION MARTIN MucfpalLot P , �r «,« Architects GENERAL NOTES / SPECIFICATIONS 0 Q'°°r cnronmTacos a� LEGAL DESCRIPTION: LOT 121 - TRACT 1116 - SHORECUFF - CALIFORNIA ARCHITECTS Gabriel Tailoring °O David E. Martin Tackle Box Studio Cycle Com o° PROJECT ADDRESS: 101 SHORECLIFF DRIVE, NEWPORT BEACH, CALIFORNIA 92625 TS SHEET INDEX, CONSULTANTS LIST, PROJECT SUMMARY, VICINITY MAP IN ASSOCIATION © Gallo's Italian Deli 5 ,, P. 0. Box 2039 310. 613. 0640 �/ [ —[–' © ©Corona Del Mar 3 'ec s GOVERNING CODE: 2016 CRC; 2016 CBC; 2016 CPC; 2016 CEC; 2016 CMC; 2016 CALIFORNIA Corona Beach F�4'°q� '�°� "' Five Crowns e °°iq,Atl ° < ENERGY CODE; 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CG); Idyllwild, California 92549 ANTHONY A a & CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC). OCCUPANCY TYPE: Contact: Anthony Thibert dmkailua@gmail.com T �--� B R T Crown Cove- � 0 4`° Meridian Senior Living P HOUSE R-1 6000 yCjf. Inspiration Point P ° oCa s, GARAGE U Anthony Thibert Of Maisons °, o au a aSrhi 4 4r" '°°•ri°"a ZONING: RESIDENCE 105 Zion Drive 949. 842. 7972 p° �' c°w� F CONSTRUCTION TYPE: TYPE V NON RATED CONSTRUCTION Little Corona Life Refuge ° �J��o � o m FULLY SPRINKLERED - NFPA 13D Lake Forest, California 92630 949. 842. 7972 cell 50 DECLARATION OF FIRE DEPT. APPROVAL # sR# ###### Contact: Anthonyhibert maisonsusa@yahoo.com- email � Y Y COPYRIGHT i �QjPe s s o� gyp° BUILDING AREA TABULATIONS. DAVID MARTIN AND MAISONS HEREBY £ Q CIO Structural Engineer EXPRESSLY RESERVES THE COMMON LAW na "9 UPPER LEVEL UVABLE AREA: 3,821.00 SQ. FT. COPYRIGHT AND OTHER PROPERTY RIGHTS —Ido Pools u o �. gad` MIDDLE LEVEL UVABLE AREA: 4,138.00 SQ. FT, IN THESE PLANS AND DRAWINGS ARE NOT s uwc Corona s LOWER LEVEL UVABLE AREA: 4,923.00 SQ. FT. ESI / FME TO BE REPRODUCED, CHANGED, COPIED IN Subject Site; 0 91015horecliffRoad ANY FORM OR MANNER WHATSOEVER W/0 101 S h o r e c l i f f Road TOTAL LIVABLE AREA: 2,882.00 SQ. FT. 8 Nice 714. 389. 9729 � ��IY FIRST OBTAINING THE EXPRESS WRITTEN s baa GARAGE FLOOR AREA: 762.00 SQ. FT. Laguna Niguel, California 92677 714. 329. 9876 / ERMESION AND CONSENT: NOR ARE THEY N o m° r TOTAL LIVABLE + GARAGE: 13,644.00 SQ. FT. C I Y I L TO BE ASSIGNED TO ANY THIRD PARTY n "9 aM��Rtl ° Contact: Farhad Manshadi robert@robertarmani.net WITHOUT SAID WRITTEN CONSENT COVERER LOGGIA AND PORCHES 246.00 SQ. FT. MIDDLE LEVEL TERRACE: 1,010.00 SQ. FT. Landscape Architect (approval under separate permit) C - 1 PRELIMINARY GRADING PLAN a ON., 4e TOTAL COVERED OUTDOOR AND BALCONY SQ. FT. : 1,256.00 SQ. FT. Daniel Stewart and Associates C - 2 PREUMINARY CONSTRUCTION POLLUTION PREVENTION PLAN PROJECT e �Rd �"ti SITE AREA CALCULATIONS 2753 Camino Capistrano #B2 949. 361. 9388 1011 TOPOGRAPHIC SURVEY INFORMATION ON sl^ San Clemente, California 92833 NORTH ARR0W a°'^tl°no, SITE AREA: 30,524 SQ. FT. PROJECT NUMBER .. .00 °3,° BUILDABLE AREA: 18,314 SQ. FT. Contact: Daniel Stewart daniel@danielstewart.net GRADING No. . OO ................. N 0 T TO SCALE FLOOR AREA LIMITATION: 24,420 SQ. FT. JQ'ugle, c°', PROPOSED FLOOR AREA: 13,644 SQ. FT. Geotechnical Engineer BEe SET RMIT Nolssu oo.. 00................. BUILDING FOOTPRINT: 5,146.00 SQ. FT. OPEN VOLUME REQUIREMENT: 14,117.50 SQ. FT. Coast Geotechnical CONSTRUCTION ISSUE.................. OPEN VOLUME PROVIDED: 24,498.00 SQ, FT. 1200 West Commonwealth 714. 870. 1211 AR C H I T E C T U R A L `Y, Fullerton, California 92833 714. 870. 1211 PROJECT DESCRIPTION Ai.l SITE PLAN Contact: Todd Houseal coastgeotec@sbcglobal.net PROPOSED: RAZE EXISTING 3,935 SQUARE FOOT HOME WITH 500 SQUARE FOOT GARAGE AND A2.0 UPPER LEVEL FLOOR PLAN CONSTRUCT A NEW 2 STORY OVER BASEMENT SINGLE FAMILY HOME WITH 4 BEDROOM SUITES, WINE CELLAR, UBRARY AND OFFICE, EXERCISE AND MEDIA ROOM ON LOWER LEVEL. GARAGE WITH Civil Engineer A2,, MAIN LEVEL (MIDDLE) FLOOR PLAN } CARS PLUS ELEVATOR. INSTALL NEW LANDSCAPE AND HARDSCAPE WITH SWIMMING POOL, NOTES: Toal Engineering, Inc. A2.2 LOWER LEVEL FLOOR PLAN --J •7 139 Avenida Navarro 949. 492. 8586 A2.3 ROOF PLAN A SEPARATE PERMIT IS REQUIRED FOR RETAINING WALLS AND SWIMMING POOLS San Clemente, California 92672 -- AND SPAS. A3.1 EAST AND SOUTH EXTERIOR ELEVATIONS THIS RESIDENCE SHALL BE EQUIPPED WITH AN APPROVED RESIDENTIAL SPRINKLER Contact: Arta Alizadeh AAlizadeh@toalengineering.com Q SYSTEM - NFPA 13 D. A3.2 WEST AND NORTH EXTERIOR ELEVATIONS I ' RESIDENTIAL OR QUICK-RESPONSE STANDARD SPRINKLER HEADS SHALL M E P S Engineer A4.1 BUILDING CROSS SECTIONS AA and BB LL BE USED IN THE DWELLING PORTION OF THE BUILDING. DESIGNER IS TO REVIEW AND APPROVE SPRINKLER SHOP DRAWINGS FOR POSSIBLE CONFLICTS WITH CEILINGS KMA Consulting Y AND SPRINKLER HEADS. L1 151 Kalmus Drive, Suite C230 THE BUILDER SHALL PROVIDE THE ORIGINAL OCCUPANT A LIST OF THE HEATING, Q U COOLING, WATER HEATING, AND LIGHTING SYSTEMS, AND CONSERVATION OR Costa Mesa, California 92626 714. 662. 7355 Z Q SOLAR DEVICES INSTALLED IN THE BUILDING AND INSTRUCTIONS ON HOW TO USE THEM EFFICIENTLY. Contact: Keith Matoi keithm@kmaconsulting.com I ) AFTER INSTALLING INSULATION, THE INSTALLER SHALL POST IN A CONSPICUOUS O / n LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER AND THE Biological Consultants Q V/ BUILDER STATING THAT THE INSTALLATION CONFORMS WITH THE REQUIREMENTS t , OF TITLE 24, PART 6, AND THAT THE MATERIALS INSTALLED CONFORM WITH ESA Inc LL THE REQUIREMENTS OF TITLE 20, CHAPTER 2. THE CERTIFICATE SHALL STATE W THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, THE INSTALLED 2121 Alton Parkway Suite 100 --I R-VALUE, AND WEIGHT PER SQUARE FOOT. Irvine, California 92606 949. 753. 7001 Q PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT LL 1-- PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT Contact: Daryl Koutnik dkoutnik@esaassoc.com I , U DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD LL AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY Interior Designers ,J 0: LL DEFRERRED SUBMITTAL: ( } 0 ROOF TRUSSES Fisher Weisman � I I V RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS 1706 Stockton Street / 1 LL. CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 San Francisco, California 94133 415. 567. 6633 CALGREEN CODE J W HVAC OUTDOOR EQUIPMENT REQUIRES A SEPARATE REVIEW, AND PERMIT FOR NOISE Contact: Jeffry Weisman lweisman@fisherweisman.com 0 l�] CALCULATIONS AND LOCATIONS NBMC 10.26.045 Q U ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT REUEVE Project Owners APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS 0 Z WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT Mr. and Mrs. Jeff Stack Q W YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHOIZED BY THIS PERMIT 219 Evening Canyon Drive Z C) PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN Newport Beach, California 92625 949. 809. 2418 0 _ ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT Contact: Anthony Thibert - Agent maisonsusa@yahoo.com I M � 1 1 ° W A- S T R U C T U R A L Jv � 0 y = - � REVISIONS - D P �w LANDSCAPE DRAWINGS �4 �, 1A 1A- GRADING PLAN (UPPER LEVEL) 1B 1B- GRADING PLAN (LOWER LEVEL) SHEET T I T L E —. (; 2A 2A- CONSTRUCTION PLAN (UPPER LEVEL) a 2B 2B- CONSTRUCTION PLAN (LOWER LEVEL) T I T L E 3A 3A- PLANTING PLAN (UPPER LEVEL) S H E E T 3B 39- PLANTING PLAN (LOWER LEVEL) 1 4 4- CONSTRUCTION NOTES 1 5 5- DETAILS 6 6- DETAILS SHEET 7A 7A- LIGHTING PLAN (UPPER LEVEL) 7B 7B- LIGHTING PLAN (LOWER LEVEL) u �! `_ . -- - ' 8 8 LIGHTING CUT SHEET --� - 9A 9A- IRRIGATION PLAN (UPPER LEVEL) 9B 9B- IRRIGATION PLAN ( LOWER LEVEL) . .: 10 10 PLANTING DETAILS PLOT DATE: 1/31/2019 4 'lK A 11 11 IRRIGATION SPECIFICATION a � A A B C D E F G H J PLANS PREPARED BY: i LEGEND / ' TOA L PROPERTY - 100 - EXISTING CONTOUR LINE / , ENGINEERING, INC. _100- PROPOSED CONTOUR / 21.39 100.00 FS s?a8. / SPOT ELEVATION 1 / u 's• / 22.20 TC PROPOSED HARDSCAPE PNOPERTY/ CIVIL ENGINEERING ' S // (21.23)FS p a --FM -- PROP. FORCE MAIN L AN DS U R VEY IN G / '/ 35.01 _ _ ==4"== PROPOSED STORM DRAIN STORMWATER QUALITY --SUB-- PROP. SUBDRAIN San Clemente, CA 92672 0 \ Qp 139 Avenida Navarro 12.40 1 / R ' i � . - 9 4 9 . 4 9 2 . 8 s 8 6 PROPOSED RISER www.loalengineerine.comTp A / p / / / _ \ --------------- 77 PAD PROPOSED PAD ELEVATION y \16.70 i / %� r / gl / / / ti >�` EXIT FE' CE yo _ 36 01 TC N C/ 7 FS (�c'.�jr� T/SLAB PROPOSED TOP OF SLAB EG EXISTING GRADEESShG9TC 4 X / / N i i FS PROPOSED FINISHED SURFACE A . / / / / 3-3 6�l ._ /'- - = 05, / / / / 0 8 16 No. 59275 / P / / /�/ � "!IF FG PROPOSED FINISHED GROUND NG_ 4 6' WIF NG96 // Q �\� /i.+ / / / / / / / �� EX. WALL ! / / / / 1 �/ P / / / II / / /��5 / � ' / 22 � i 39. SCALE: 1" = 8' "- awL F.F. �Q 9 F PROPOSED FINISHED FLOOR OF r&% \i r R /_ LINE INV INVERT OF PIPE / 'i�� // /� 40.66 / E�X. ROCK WALL i �l 8tv9� / , / / TG TOP OF GRATE / / i �� � / 3' TALL 2 (1%.62) / / h _ G /�� TO REMAIN < -SEXIST FENCE 150 / i / WDF 17 �7 TC i/// ///// //%' 72 �'�''.� �/ i�5 L�tF /� , � 15z1 / �j 59.85 P.L. PROPERTY LINE ADAM L. TOAL TW TOP OF WALL R.C.E. 59275 / / -��� 4 8 / /� i 59.33 NG NG DATE- .34 / / / �__-��- �) / i •34 WALL x i / l`'A1 / TF TOP OF n {� T F TOP OF FFOOTING TO REMA/NI / �� 55� / 59.36 L�O� LS LS PREPARED FOR: . ,. F i P-ROPERTY / TOP OF BLUFF / 6� / / 9. 4 2 \ N 'EMOVE EX. / 5 i N G i x_ LINE NG, / 32 � � ELEV= 55.0 11 / \ / ✓� / / N G / ROCK WALL-- N V�� / e 5) Wim` i 62.80'TS G STACK / IX / / v / _ N /. //--(60.5. EG 5L 59:80 B i O e G O ^ / o• / / �� EX�WALL / /�-� �� A ) O S' O G 6- _e O 74 CO ONADELIM ROAD (;,88 .�� " . :., / �� / g • , CORONA DEL MAR, CA.92625 /D EALO�ME 9.80'TS 9> / bU.24TWi � /6 O �� �� O❑ �. �-� � �� EXIST. FENCE q�Y S /r S2�� / �S n� 58'15 BS � , ' i / \ ) TO REMAIN °n/NG W �28 /N a / / // / 4 OT ��\i /, 56\� ��� _ / y .? .'p`C''',a`"✓ 4,YY, 6sp07jy Tyjs ❑ / / / / / \ // / / / G c� /�� /56.25 TS� � � Mj"�_� ..� �` '.,, ,r \1.�'';:•:.. M.�� FO q�PE4 _\ +� / / h' /' // ham/ - ?' .:5 �. • 62:81 ; _._ ( s3 N �oTi ' o /% i - O_ - 4 '. XISTING _ F OF BLUFF / / 5 24I�GJ / // ,, !-.t ■ � . ,. ` T b44-.'J\ 1 `' ` 64189-:� �'�r 1�\, 6 1• 6 0 �/. . -CONCEALED , .... \. � `1- / �/ .. ,, . :, . DRA N 160.0 64.67 FS �w -FG -N'ES 64.61 TS P 6489 FS \_ t/-Tco 6'ti8`1-BS -` ` • � 64 30 FG,� � „\\ . 7 > �/o //���/�////�// ,',• �� �.��"� p8 49? m 63.4& P R Y o-, / / I . •/'• ' e.� � � :':';';; ,'.� I% 0% r 64.96 FS � ' .. R! � ? \ ``� 1% l I( '-�-E-- r545:0/FFr66.03 64.76 .. QTR • . sag 0 TG I I MIN A MIN 154.4'6 FSFF NG 64.33 65.00 FF D R' IyV FG FS 6695 TS I I I I • I. 64.96 . g I I G STOR WATER � � . .TVG . - ,.,, . .. ;,. :. . .. ., . ;�':::'.'� � . 64 92 64.96 BS - I I I I I I I I DETENTION (65.19)I ¢ I \;S� \. I I I I I I I I STORAGE ;�• . 54. 5.15 •a, ". / �PA� �. PAI \r NG 6 '89 ,,, ,69r8/ \\' .:. 87.83 I I 52 9 BS. _ �d H- N .:' I X T 9� G I I I I I I I I 2,1424 GAL. I :; I:•' • : j j ' v 9 4 7 EXIST. BUILDING TO 6)gII •96 S . 69, r GF: RI GE I I 4 .7 3. 9 =7.41 ; • . ; FU lY •� / 6, BE DEMOLISHED 66 �I "' N 53.0 �. ' l j l CONCEwALED PA' DEVELOPMENT ATO 70.37 l FG �: ' • . : � '� ' / / DEVELOPMENT 5 .3 I I / ' o, r3.59 DRAIN 97 AREA 'A" �� / 64.91 RC ;K NG sg \ w✓ .� \l ^ ) 4 I AREA C RF • . - . • , � : F./` . - D / �J 52.95 /--° : .. :r'.::.,:I:.:::::'.",'.::.'.'::,. ;. ; X89.50 65.00-EF „� 66.05 \ \ i I - � E I I LIMITS A OVE I I B I I I I T C1 QR I \ \ ;fl . • ' - . ; • l . •% . D / II 4_ •`'. : ., :'. ;' ` 1 VL/"lU �e ��I'.�O FF GARAGE n77�� t ::.: 1 �G I I I I \ . • -�. PUMP MINI ' .,, 54.50 FF / ��T AB©VE EXISL p I I , 54.46 FS T X21 54.24 TG (I 'QgCT. (55.37 2% BUIL[ I I I I I NG • • �' • ' • � � � / D0U � �� Z � - �.DE"E.LQPI� r May. 1116 R K 1 II X19, EX SL BUILDING TO NC I• / � AREA-I." DRAIN =", / � L' \ 3 ;•�j • :; �" . / / 2O BE DEMOLISHED\ N G FS I � i�•N.'( . . I ;:r' ' ::.':;I,..',. ;.;. :,.: ;;.,..... : n 0 ��;;\\�� � - ; :� . .. ... .::: :. : ` :;;:;.2o}q,,, ,,., �.,r :: + DRAT;: ;. .... . ..3� . I i I I I I I / G 53,.0 I • I' • ' •�'� . FU 63..8 . I _ : ; /PA 4G3LaC�4 LJ JO❑ LoJ 69.80 I I I I \ , ,Q�. • F 'POOL " �� 65.08 GF ��\ .. . ;I• :• . .,� .. , • : 69. . . . 7,0,25. I D \ \ . �. -:} II v , v . < \ 76 FS FS fe I I EX ROCK WA��:' +\ ' - f �..' • •. � 54.2 /". �\� �/� 0 64.75 '\ _ :.. • •, I ti -- U oU ND3C�D� ���0 WATER SURFACE. . . � NG �' 69.33 `' -�• , TG FS FS r E 'I . 69.72 _ • TG 2 \/� 52!95 5r GO' �� ° �- 9, 7...21 F 95.59 ,' - 80: ' X�2 2.2� -., 6 .02 II 65. _ 1 40 T_G F.: : 5 FL.41 EXISTING TC�� I I I I=I h 4 TG : .. . ..: .. CHIMNEY TOP - H I � . / I NG 0 5y 2.21. EG N IN - TP 71. 96 73.39,T1' F \ BU LD G J_Ti a ` L 1 cS ONEALED. . ::.,,: II 1 ., d RC( K � " � , DRAIN �\ - TW. 72 3 Ghr: I I IIIIII N I I I \ �. I I ,. 1%.. `' .' CURB I I I cn c7 a • ./'` I. . o �50 FF Wf I - . / ( L � � 4 k r, , ��. , 7_V2:88 72.90 TC IIIIII I I / '� . \ i MINS.:,_: ,f:° ;'.= =• 5 r .• (72 21)FL � GUTTEf Z I I BOOL _ 5'4!46 FS ii �tia I ✓ r r FS , 72.33 0 x I I I 55.74 TS 6. p FL IOP OF BLUFF ~' /� .-: .,. .; ; < •. : I- ., . . . . ;.IzG.; : .- .� +� < ti 7.2;2 . A .;.: m . . .,. ?'., 68. 3 69.96 FS .., 71,146TSI;.. ' 7;28 .TS . ; O.TG .:: 72.49 - W ELEV- 55.0 1 � / �1� /Fc 6 ,2 �_ CO ERED W �. 22�3g� P > - X55.74 + i F F In 4n W, ,_i - -�• I I�" .` ' ,; s, - , -,,; •'1.y F • ; I I / L 5 I I I I / WATER - PA 674�3TS_ 6985 TG Q .; ;. . . + , s c.:5 T5t{ :., , ° Z 81 Q I I I I I / . 69.90 TS .: _.r :: I, :r .., :: h . T TC I I I I / SURFACE:, I:... :. , , ... / ;, ; , 2.3 Q I 1 NEW 5.5 PROP I / / I i b I :.' ' 64.96 64.96 64.966 67.43 BS 69.90 : :.. CO,NCEALED .: :. _ I I. P . ,,,, I a ,.,,:., F F I o . 1 E TY Il I f �. . .,, 72.89 C L S Q I I o LINE FENOE I I I / / + 4.7 'SPA / ,. PAI DS FG DRAIN[.. / / / 7 T'd0II II , , FSI i�� �<, .t DS FS t 1 ;:. SPA \ _ PA .. ,,v ., { :; (72.37)FL 55 I /( i -.(16 69,95 .TW' yf:5` r5 a_5T4196- I I _ , . _ - 3.39 TP / 8g, I 4 .7 5,6.50 TW 7 .. �.ii:i�nr �rvrir.e,i+i _,^rrr.ia,.. // `� \ o •1 T.' I I I 0 y$ PA i F i N FS. : -- _, .�--_ .---- _, .. I ;,c , f9G . :_ 72. 4 71.96 4 �i 72- I I S 5 . \ \ L. _ _e -- - I�� € 1�,.. , 72.5 .71.96 73.0 FG 3�, - PROPER54.45 FG l _ v 4 •,<: :. 1 5f.. lam- N1 \ Tf�'3.00 T1V I LINE \ 1 ` i I� /' � � \ >;;.�'.'• . �--4- -r- L.S- - (64 84. . ,;, .,.. l�A IN I LN ErA IN IN IN IN IN IN ET _ �; .,..; ;�_ '� . �'.: •. �eo.��+� � � 1 ,_.,- ' :. , - p PA PA I 1 \ \ \ \ 1. NGP A _. II 1 1 i-_: PA" 69..9 - == NG 3.2 72.56 " EG C \ \ \ \ I 62�741;?TW N 64.2�1,1TW e 65.95 FS N78'4459"E 253.38' EXISL 6" \ \ \ \ \ \ \ \ \ \ \ \ I I I I I I ' I I I I MWS L�NEARc' `o 65.95 TW 65.95 TW 0 Y 70.50 TW m o 73.0 TW \ I I l mi y ti*I- w n o 62.0-EG -'63:0 EG 54!,95 FS e• 6CWAL�6 EXISL s 68�hobTW�_ m s 9 73.7 TW / CURB & CUTTER m rn o N ff; � \ _ 63.9 EG 64.96 FG �Q5.74 v Q 9 9 69.9 FG 0 71.8 EG 6 I (72.56 \ \ \ \ u7 u� BlOF1LTRALION (� ) / LINE 6' WALL 6'5':OLFG 0 67.5 EG ) o I EG \ \ a n ANEW 5.5 PR.OPERP i !UNIT 1�" 3.30 1 65.6 58` NEW 5.5' PROPERTY N o 0 0 0 0 c 11// EG \ \ \ p 0 d <r <r d /I I \ om \ 63' C ' / / / i i i N i d a LINE FENCE \ LINE FEN(-, �c T� PROPERTY J ✓ ✓ c� N N J J i I I I I I I I I 3 80 \ /i� / // INE i /r (67.99) \ \ \\ \ I I II I I I I I I I I I I I I \ S�' 1 fo3' 6,S3foh3 NG 67.22 \ I \ I ,5,I / 92.45 TEMPORARY SHORING IN THIS AREA 55.23 92.47 RIDGE 7 60.22 AC G� EXISTING '2p � CS O� OO BUILDING 6C\ \ � I I I I I I I I I I I I I I I I I I I I / � G3. qac. G d��IZ 476 61• �� o .q��." 6l . . bpp.. 65 q0 �11ha�5 q 6 .23 I I I I I I I 1 1 1 1 1 1 1 I Fsx60.6.".0 ILII I I ► 5�1 _ CITY OF NEWPORT BEACH NOTES 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING LO DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF z cNI ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE Q C° SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF �p J °) EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER AREA Q EASEMENT NOTES: LEGAL DESCRIPTION METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE o o U 597 ACRES C� NUMBERING SEQUENCE PER LAWYERS TITLE COMPANY UPDATED COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID 0. GP 11 o REAL PROPERTY SITUATED IN THE CIN OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE Q � PRELIMINARY REPORT NO. 218570188, DATED JANUARY 31, 2018 CALIFORNIA DESCRIBED AS FOLLOWS: PUBLIC WORKS INSPECTOR. �o z co ��� �o w Q LU 1❑- Any easements or servitudes appearing in the public records. (PLOTTED HEREON) PARCEL 1: 2. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC ASSESSORS PARCEL NO. U 7 (Easements per Tract map No 1116, MM 36/6-21) o Z RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND 101 SHORECLIFF ROAD oo LU Q U Q LOT 121 OF TRACT NO. 1116, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE L-18• CORONA DEL MAR, CA 92625 ' p Q Z �2 - Covenants, conditions, and restrictions in the document recorded May 25, 1928 in Book � � O 165, Page 252 of Official Records. (BLANKET IN NATURE WITH NO EASEMENTS THAT OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 36 PAGES 19 AND 20, OF MISCELLANEOUS (APN:052-210-04) o� � f n Of O AFFECT FEE PARCEL) MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY; AND A PORTION OF 3. AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES LU V BLOCK 95 OF IRVINE SUBDIVISION, ALSO IN THE CITY OF NEWPORT BEACH, COUNTY OF WITHIN THE PUBLIC RIGHT-OF-WAY. SITE p U ORANGE , STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 1 PAGE 88 OF Y p F3 - Declaration of covenants, conditions, and restrictions in the document recorded SCOPE OF WORK �' September 11, 1946 as Instrument No. 20000511085 of Official Records and as MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE RD. ��O Q O modified and recorded January 4, 1995 as Instrument No. 95-0002770 of Official DESCRIBED AS FOLLOWS: STARTING GRADING. DEMOLITION OF EXISTING RESIDENCE AND CONSTRUCTION OF NEW CUSTOM RESIDENCE, TOGETHER WITH SHQRECUFF UP F_ Q ~ of Records and as modified and recorded May 22, 2000 as Instrument No. 20000267986 APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS. ORN\NG cn z O LL a of Official Records and as modified and recorded May 23, 2012 as Instrument No. BEGINNING AT THE POINT OF INTERSECTION OF THE ORDINARY HIGH TIDE LINE OF THE 5. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY M LL E 2012000294421 of Official Records. (EASEMENTS ARE AS RECORDED AS ITEM No. 4) PACIFIC OCEAN, WITH THE SOUTHEASTERLY LINE OF BLOCK D OF TRACT NO, 673, CORONA SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION U a DEL MAR, AS SHOWN ON A MAP RECORDED IN BOOK 20 PAGES 17 AND 18 OF INSPECTION. LU 4F An easement granted to Owners and Future owners of any or all Lots in Tract No. MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE NORTH 21'23'00" FAST BENCHMARK INFORMATION J 1116 for foot travel for beach access, and for easement granted to Irvine Beach and ALONG THE EASTERLY LINE OF SAID TRACT NO. 673, TO THE MOST WESTERLY CORNER OF 6. ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A VICINITY MAP w = , Country Club Estates, Ltd for Storm drain purposes in the document dated September LOT 121 OF SAID TRACT NO. 1116; THENCE SOUTH 29'13'10" EAST 90.00 FEET ALONG THE C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. BENCHMARK NO: NB4-26-71 NO SCALE co 11, 1946 and recorded in Book 1431, Page 276 of Official Records. (PLOTTED HEREON) SOUTHWESTERLY LINE OF SAID LOT 121 TO THE MOST SOUTHERLY CORNER THEREOF; THENCE SOUTH 60'46'50" WEST TO THE INTERSECTION WITH THE ORDINARY HIGH TIDE LINE 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED F5 - An easement granted from Irvine Beach and Country Club Estates, Ltd to City of OF THE PACIFIC OCEAN; THENCE NORTHWESTERLY ALONG SAID ORDINARY HIGH TIDE LINE TO LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. "NB4-26- 71-, SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS 3 Newport Beach for Storm Drain and incidental purposes in the document dated THE POINT OF BEGINNING. LOCATED IN THE NORTHWEST CORNER OF THE INTERSECTION OF POPPY AVENUE o September 27, 1946 and recorded in Book 1449, Page 529 of Official Records. 8. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF AND OCEAN BOULEVARD, 60 FT. NORTHEAST OF THE CENTERLINE OF POPPY AVENUE AND 14 (PLOTTED HEREON) PARCEL 2: THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE FT. NORTHWEST OF THE CENTERLINE OF OCEAN BOULEVARD. MONUMENT IS SET LEVEL WITH 8 RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY THE SIDEWALK. DATE: H.SCALE: A NON-EXCLUSIVE RIGHT AND EASEMENT AS SET FORTH IN A "GRANT OF EASEMENT OVER ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 4-25-19 1.1 = 8' ASSOCIATION COMMON AREA", SUBJECT TO THE TERMS, COVENANTS AND CONDITIONS SET gDEVELOPMENT STANDARDS FOR ACCESSORY STRUCTURES. THE FOLLOWING DEVELOPMENT STANDARDS SHALL ELEVATION: 87.953 FEET (NAVD88), YEAR LEVELED 1990 SURVEY DATE: V.SCALE: , z FORTH THEREIN, RECORDED FEBRUARY 8, 2000 AS INSTRUMENT N0. 20000070608 OF 2/17/17 N/A APPLY TO AREA B: COVERED ACCESSORY STRUCTURES (e.g., TRELLIS, GAZEBOS, PATIO COVERS) SHALL NOT a OFFICIAL RECORDS. EXCEED TWELVE (12) FEET IN HEIGHT FROM EXISTING GRADE OR EXCEED FOUR HUNDRED (400) SQUARE FEET BASIS OF BEARINGS DRN.: WC DWG.NO. IN CUMULATIVE TOTAL AREA. (CITY OF NEWPORT BEACH LCP IMPLEMENTATION PLAN SEC. 21.28.40 C.2.b.i.) CHD.: A.L.T.THEC 1 9 ROAD BEING N1726'16 ES USED ON THPER TRACT NOIS SURVEY IS . 1116,ASED OM.M B 36/19-20. PRELIMINARY OF EVENING CANYON PRELIMINARY PLAN NOT FOR CONSTRUCTION APP OB NO. SHEET OF 18111 1 2 a A B C D E F G H I J 29 A B C D E F G H J PLANS PREPARED BY: TOAL ENGINEERING, INC. O 1 CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY A ' (35.01) 4 - j / / \ \ �� San Clemente, CA 92672 139 Avenida Navarro \ / 12.40 4 �+ / / \, - -� - i i v / 161 " / / / / / / >� i / / j / / / ��� i / / \ www.Ioalanginearing.com TW // / / � \ \ �\ � j/ / /, � ��I� / j/ / � � / i \ \\ 9 4 9 4 9 2 8 5 8 6 18.83 �jJ // / �� \; ;f!;(33::6-01)TC FS �pFESS/prI - B• T / ISI / / IFF (6.96) G ' / / �44� i / T / / / \� \ \ No. 59275 / ///// � i 6' WIF 6.2 I�- / / / / LO NG 96 // 4 �p\� �i+ / /// / / / / // E'X. WALL f.f k / / / / / / � A / i � � / 22 / � � /j/39. SCALE: 1" = 8' \ \ sr9 GVIL OF \FOR �A <>< / / / � 5R TY CAL \i fLNE/ / / / /// / 40.66 i� EX ROCK WALL- / \\\ 2 (1%.62) // _ G �� l0 REMAI" N / / IL 72 W DF \ \ ADAM L. TOAL / // \ � V7�7 TC /i / / / / / / f - i S�CL-F / / �j`G> / / / 59.85 (j6.69)FS i� / / / �_=_-�' . 4 8 �� �> / / / 59.33 NG R.C.E. 59275 / / �� NG \ \ \ DATE: EX�ROCK ALL �" � FJA� � � / \ PREPARED FOR: -- 59.36 REMOVE EX. �- E-6 F / PROP LINE N G TOP OF BLUFF / g61 \ 3 \_� N ROCK WALL- ELEV_= 55.0 62.80 / f \ ?.7>� 62.80"TS �G STACK ` / 60.5)EG 4 59:80 j Epp p���\ \pQ p 5 .7 \ \ 101 SHORECLIFF ROAD R0 NG CORONA DEL MAR, CA.92625 Lj%48)\ l EXIWAILL / / W CK ` _ -\ �S O \G-. � p� FS� l l ITO REMAINDE�VEL-OPMENT _ -4 r 6ti' pp �6 6�5 \ .a / 60.24TW It / / / / / �O / / 59.1, TS 'gyp 59.8 \ �p rFyioO \ \ / / / �� 58.15 BS Tc /� p /y �+ / / / / / // �.?� S h� SS �. \ �p� EXIST. FENCE AY SyO 10.89 � / / / / / / S. / , / � r� 5g 1`5 \ '� TO RE AIN �j w 4 2�0 �� >r -10 56. 5 6S ry'f`:,,.; " 680 Nc�N rye o G T/ / 56.25 TS� � C � / /% 54.45 BS M a» ,.,.:',:::,<;,.,,;: � ' ',.i`;,.•<:, M �\ FC _N q/,�Fq > 64.68 TS EXISTING •.::..::.;';; ,;,. '.: .. .. :; „':.r:`, 6 62.81 BS � •\ � BUiLnING w / / / , �}^-'�.� 4� ❑ / TOP OF BLU r / // 4: .....�"G , . � � : . 55.0� � ,,.,// `:.'.;;, .: D ;•... •:.::-.';. , ., 66 " '.: ;' / / � � � � .:",.::,:-:; .•._. .., _ 64.67 ,. < , . .. .,. ,�;;.,,.: .., / / / / / / / / O / / ::•;: ,:;. _ •` ';: ' FG c � 0 64.61 TS s t� N FS \ co 7 j. 9 4' I/ 62.81 BS 60.24 m o � '^ 8 VJ , : r/ I VV 63. 65.00 FF NC' DS ,. _ , : .. ... .. . . .... .. .. ..... . _: . .. •. . .>. .. .. .. ,. _... .... .. 64.96 FS �,: _R Y f..,. ., . ....%, J 54.50 FF • 52.70 T6 . - ;::^.>,., :.cN;"<,: '.',a 1.;• !..: . [ :. 54.46 FS R. : a 34 / 64.33 , '�A, S DS 65.00 FF FG 64.96 FS 66.95 TS g I I STOR WATER64.96 BS I I I DETENTION I I I I STORAGE /:.,., 9.8 6g 2,I4 24 GAI L f • .' ' • ff J f�:• 42 831' 66 ' 6BSTS g 9STYP. SgE8-1 6/gS91 r/te0r0' EXIS 88E3D7GTsBE DEMOLISHED 3 9 6 N 54.24 TG 53.0 CONCEALEDFG { 5 .3 I f •o DRAIN ,V.> 't..:: •':� � \ \l � ) f o .v 69 \ �- •8 F N T 4 52.95 . .:: 09 4 \\ v kS T G 4 IIII II iI ii iI iI II i iI iI i I� A L5 G : - ._,5� \ •.,-,.1f �•.,,�1.�'•.., -.., .JfI�1 . -,�., .••. PUM.P, FG .i._ :'..•. f' M 65.0 0 FF ULIILSDHINEDG TO 70.00 GF F LIMITS ABOVE J. GARAGE : 54.50FF T VLAB - 54 .50 43 G 54.46 FS O1 ABOVE T N 54.24 J11 8Z FS : :. 7 l �. 0 'S - N7G7 .314 TYPSEBtAI 2O EXIST. B BE DEMO - i I I - F A I 9.80 GF \ I' 6 2 i I I W - FG f , �. F; POOL E 1 \ \ FS S \:og 72 / 69.76 FS ,, EX ROCK WAtiLG / ';�' . 54.2EG TOREAIN : WATER SURFACE 69.72 1 72.89 TC I \ A r TG i I5295w ., ......: „'.. .. ,•'.. . .,.:' ; . ;... . :. 89'7...21 FL ��` TC FS 54.24 TG 1 EG CONEALED I I I N s ur {{ I ,. : DRAIN I ° 72.21 FL GUTTER Z I � I I iSE-6 I cs - 54.50 FF � ( ) VIII } I I � POOL 54.46 FS A //Z.33) z x I I I I I I I 55.74 TSQ _ N I � �E UIP. 70.00 FF d,i: a _ rL I - Q - P i � 54.24 BS IOP OF m m BLUFF Z' q. , I •� 2 0. w ELEV-I 55.0 \ Ln to :' . . T : ± 04 > o " N 55.74 F urn 5 I F I x AC I 2 � � 67.43 TS •8 WATER � O I 69.90 TS •'•�' T � • I I I 7 , r SURFACE ;: : : :r,.`,r <'.< . I I . . .. ... . ... .. .. . .. . . . . . . 64.96 64.96 B :,,. . ; .. . ; :.: :; .''. t: :. '',. '.:,:::.:='o ' '._.. :;�.:r' ;::;. ';. - 2.3 I I I ,� NEW 5.5 PROPE TY I i � � I • LINE FENCE I I I i / _ SPA 'r ,q DS FG 6FS6 DS 67.43 BS 69.90 C.0 � 1� A. � Pqa' ' - 2.89 SCF �Q I I g5 I 69.95 TW - FS Alts72.37) I z - J I I 4 .7 56.50 � ,. , ' 73.39 TP •8 T ■ . ..: ::. :: ..:::.: . .: .::.:: ....... .'.: ::. :: 6 PA ::.'.<::;. ■ ES.:, . ::.....',.. :,,.,. :,..,. :...:..'... :-.:.::,:;..... :,,.,.',.. 1.96 \717- C I I 5 72. 4 7 72.542.3>..- I S.HIY .�-�,. �.,: ,� . . ,�. . -,-"• . ..:, :.,::•�.;.- - 9 73.0 FG 54.45 F � _.. - . . .. :. . ... ... . :. .. .... ... . . .. . ... . . . .,. . .. .. . ....: 1 �'7 a, .. ._.. :'. is' .. .....:.':.:.:.:..: ':. :.t:..:-•:.�... :• :.^.:..i"::.:::.:. :,:: P q ,>:•:s::; PA ', .;.;:... ..; 69.9p '::':- PA 74.85 TF PAP 73.25 72.56 �i TW 62.71 iTW N ^ 64.21 TW 4 65.95 FS 65.95 TW N76'4459 E 253.38' � \ \ MWS LINEAR , 'o � ', 3.0 EG 65.95 TW C .RTY EXIST Tr.' �_ 70.50 TW sy 73.0 i CURB & GUTTER r, n o EXIST 6 62.0 EG) ) 54.95 FS 64.96 FG 6'5.74 WALL6� a 6800 TW ' 6 \65! 73.7 TW Q r m rn o ^ u 63.9 EG ? - Q 9 69.9 FG O 71.8 EG 6 7256 \ \ \ N cLNE FE PROPERTY � .r .1 BlOF1LTRA.TION ESE--63 ( LINE > 6' WALL 6'5':OLFGO 67.5 EG ) SE-6 0 � rn'o UNIT L 65.68 NEW 5.5' PROPERTY N"0 0 0 0�I� IM r �� l a�`r�I LINE F�ENCE� Tw TW LINE FENCE 6, �6- PERTYO TO O EG C� N'1c�\N�:�\ V I �� LINE 67.99 O I I I I NG EROSION CONTROL BMPS YEAR-ROUND BMP REQUIREMENTS NOTE 6 EROSION CONTROL BMPS 1, WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL THE LOCATION AND TYPE OF EROSION AND STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. SEDIMENT CONTROL MEASURES TO BE EC-1 SCHEDULING ISCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. USED WILL CHANGE DURING THE COURSE 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. OF CONSTRUCTION. THE CONTRACTOR TEMPORARY SEDIMENT CONTROL SHALL IMPLEMENT THE CONTROLS 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. NECESSARY TO PREVENT m SE-1 SILT FENCE PLACE AS SHOWN ON PLAN. NON-STORMWATER, SEDIMENT, AND CONTAMINATED RUNOFF DISCHARGES FROM SE-5 FIBER ROLLS PLACE AS SHOWN ON PLAN. v 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE THE SITE AT ALL TIMES. yob a SE-7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND PROPERLY DISPOSED OF, ON OR OFF-SITE, ON A DAILY BASIS. CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. GPS SE-10 STORM DRIAN INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. 5. APPROPRIATE NON-STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM LEGEND WIND EROSION CONTROL CONSTRUCTION ACTIVITIES. �z moo. Z Z N XX- X BMP DESIGNATION IN CALIFORNIA �v Q WE-1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE FROM ANY DISTURBED AREAS DURING CONSTRUCTION. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND STORMWATER BMP HANDBOOK - o� J ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON-ACTIVE AREAS. THESE BMPso TRACKING CONTROL MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR CONSTRUCTION, LATEST EDITION, Q BY THE CALIFORNIA STORMWATER U TC-1 STABILIZED CONSTRUCTION EXIT PROVIDE RUMBLE PLATES AT CONSTRUCTION SITE ENTRANCE IF VEHICLES WILL BE MOVING ON/OFF SITE. REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE QUALITY ASSOCIATION. o� THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR SITE o z WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE Q O Q ADEQUATE PROTECTION. GRAVEL BAGS SE-6 0�' I co WM-1 MATERIAL DELIVERY AND STORAGE IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. FIBER ROLLS SE-5 CUFF RD. �� fl w I- I- , w 7 WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTIONS. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA), SHALL BE SHORE CVP u Z (f� Z FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THEMQRN\N �� W Z LLI U Z AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL �� Q WM-4 SPILL PREVENTION AND CONTROL APPROPRIATE RESPONSES. BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. (n O 11-1 ° WM-5 SOLID WASTE MANAGEMENT SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY. LU U W LL O 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY WM-8 CONCRETE WASTE MANAGEMENT AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED VICINITY MAP v WM-9 SANITARY/SEPTIC WASTE MANAGEMENT ON-SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT. ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR NO SCALE Q a0 ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS F_ Z H Of NON-STORMWATER MANAGEMENT REQUIREMENT. U) Z �_ o L E 0 NS-1 WATER CONSERVATION PRACTICES MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs CC U a NS-3 PAVING AND GRINDING OPERATIONS APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGES. AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM G Lug o CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL TAKE EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). J O NS-6 ILLICIT CONNECTION / DISCHARGE NO FURTHER ACTION UNTIL DIRECTED. Lij J 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED NS-7 POTABLE WATER / IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM, Q o Z3 NS-8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. s NS-10 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. 8 NS-12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. DATE: H.SCALE: 4-25-19 1" = 8' NS-13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. SURVEY DATE: V.SCALE: z 2/17/17 N/A DWG.NO. a DRN.: \NC c M CHD.: A.L.T. C2 PRELIMINARY PLAN NOT FOR CONSTRUCTION APPD.: AL.T. JOB NO. SHEET OF n 18111 2 2 a A B C D E F G H J so Mechanical Note: LEGAL DESCRIPTION SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO LEGAL DESCRIPTION: LOT 121 - TRACT 1116 - SHORECUFF - CALIFORNIA FMARTIN EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBORS CONSENT) PER SECTION PROJECT ADDRESS: 101 SHORECUFF DRIVE, NEWPORT BEACH, CALIFORNIA 9262510.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR GOVERNING CODE: 2016 CRC; 20,12018; 2016 CPC;NIA 2016REEN EC; 2016 CMC; 2016 ING STANDARDS CALIFORNIODE A OPENING. LOGATE EQUIPMENT N EQUIPMENT WELL ON ROOF F NECESSARY. ENERCHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC). TECTOCCUPANCY TYPE: ClATlON HOUSE R-1 6000 GARAGE U W I T II DEVELOPMENT STANDARDS FOR ACCESSORY STRUCTURES . THE FOLLOWINGZONING: RESIDENCE ANTHONY DEVELOPMENT STANDARDS SHALL APPLY TO CONSTRUCTION TYPE: TYPE V NON RATED CONSTRUCTION AREA B: COVERED ACCESSORY STRUCTURES (E.G., TRELLIS, GAZEBOS, PATIO COVERS) SHALL NOT EXCEED TWELVE FULLY SPRINKLERED - NFPA 13D T H I B RT (12) FEET IN HEIGHT FROM EXISTING GRADE OR FINISH GRADE OR EXCEED FOUR HUNDRED (400) SQUARE FEET IN CUMULATIVE TOTAL AREA. (CITY OF NEWPORT BEACH LCP IMPLEMENTATION PLAN SEC. 21.28.40 C.2.B.1.) FIRE DEPT. APPROVAL # SR# ###### BUILDING AREA TABULATIONS: UPPER LEVEL LIVABLE AREA: 3,821.00 SQ. FT. DECLARATION OF MIDDLE LEVEL LIVABLE AREA: 4,138.00 SQ. FT. COPYRIGHT LOWER LEVEL LIVABLE AREA: 4,923.00 SQ. FT. DAMD MARTIN AND MAISONS HEREBY TOTAL LIVABLE AREA: 12,882.00 SQ. FT. EXPRESSLY RESERVES THE COMMON LAW GARAGE FLOOR AREA: 762.00 SQ. FT. COPYRIGHT AND OTHER PROPERTY RIGHTS TOTAL LIVABLE + GARAGE: 13,644.00 SQ. FT. TO BE THESE PLANS AND DRAWINGS ARE NOT REPRODUCED, CHANGED, COPIED I ANY FORM ORMANNERWHATSSOEVERWO COVERER LOGGIA AND PORCHES 246.00 SQ. FT. FIRST OBTAINING THE EXPRESS WRITTEN �\ \ MIDDLE LEVEL TERRACE: 1,010.00 SQ. FT. PERMISSION AND CONSENT: NOR ARE THEY \ \ \ TO BE ASSIGNED TO ANY THIRD PARTY \ \ \ \ TOTAL COVERED OUTDOOR AND BALCONY SQ. FT. : 1,256.00 SQ. FT. WITHOUT SAID WRITTEN CONSENT \ \ \ \ \ \ \ SITE AREA CALCULATIONS SITE AREA: 30,524 SQ. FT. PROJECT \ \ \ \ \ \ \ \ \ \ BUILDABLE AREA: 18,314 SQ. FT. \ \ \ \ \ \ \ \ FLOOR AREA UMITATION: 24,420 SQ. FT. I N FORMATION PROPOSED FLOOR AREA: 13,644 SQ. FT.\ PROJECT NUMBER.....OO\ \ \ \ \ \ \ \ \ \ \ BUILDING FOOTPRINT: 5,146.00 SQ. FT. \ \ \ 5E�N I't,,l '14,A 'I'-,A \ \ \ , \ OPEN VOLUME REQUIREMENT: 14,117.50 SQ. FT. GRADING NO. .00 \ \ \ \ \ \ \ \ \ \ \ \ \ OPEN VOLUME PROVIDED: 24,498.00 SQ. FT. PERMIT No. 00_._.... \ \ \ \ \ \ \ \ \ \ \ \ \ BID SET 1 ISSUE .00.. . \ \ \ \ \ \ \ \ \ \ \ \ pUBLIG AGGE55 PAT44 PROJECT DESCRIPTION CONSTRUCTION ISSUE... ... PROPOSED: RAZE EXISTING 3,935 SQUARE FOOT HOME WITH 500 SQUARE FOOT GARAGE AND \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ CONSTRUCT A NEW 2 STORY OVER BASEMENT SINGLE FAMILY HOME WITH 4 BEDROOM SUITES, WINE CELLAR, LIBRARY AND OFFICE, EXERCISE AND MEDIA ROOM ON LOWER LEVEL. GARAGE WITH \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ CARS PLUS ELEVATOR. INSTALL NEW LANDSCAPE AND HARDSCAPE WITH SWIMMING POOL, PROJECT TEAM OWNERS: GEOFEERY AND NANCY STACK - \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 219 EVENING CANYON DRIVE - CORONA DEL MAR - CALIFORNIA PHONE: 949-809-2418 — \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ARCHITECTS: \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ DAVID E. MARTIN WITH ANTHONY B. THIBERT \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 105 ZION DRIVE - LAKE FOREST - CAUFORNIA PHONE: 949-842-7972 Q \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ LANDSCAPE ARCHITECT: LL \ \ \ \ \ \ \ O \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ V \ \ DANIEL STEWART AND ASSOCIATES 2753 CAMINO CAPISTRANO B2 - SAN CLEMENTE - CALIFORNIA PHONE: 949-510-3438 CIVIL ENGINEER: TOAL ENGINEERING Q U 139 AVENIDA NAVARRO - SAN CLEMENTE - CALIFORNIA PHONE 949-492-8588 EXI5TIN6 0 LL LL U °x 2I \ \ LL . o 42" RAILING Q rU U - \ \ \ \ -\ \- \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ EXISTINT� W6N6E . • ��� • • Q �,e rY��5�'j T"5��9.,,�q \ \ \F No W L \ \ r ry ro RF O -J W yplN \ \ \ w U TableIlneaaaaMine (� Z I Q W Lu 3 Car Garage raRe E HNOT V J = =a - _ — -- GARAGEW ----ol GarF.S. \ \ \ \ \ \ \ \ \\\\\\\ N p LOT 121 -------- ------- --------- m= DINING TERRACE / j -------- �- - -- - - = �- ---- --- ----- I der Raw / REVISIONS ENTRY I I � „ V \ \ k -IPOO F.S. E 51' T V� . y, - \ LI 1 , Y4• 24' ° 2 °24' YP 24' ° 2 °14' 24' 14' 14° 4' ° 24' �4' R' ° 2 °24' 24' 24' 21' r V Y j j PROPERTY WALL TO REMAIN__ _� I I / Ibb'-O" DEVELOPMENT AREA 'A' ,I a PER 5-1 BLUFF OVERLAY 015TRICT - 51-10REGLIFF I I / I I r _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ , SHEE EXISTING (NEW) 5TRUGTURE - NOT A PART T TITLE OVERALL SITE PLAN `r ' rr ' 'rl' i SHEET \ Lot Slope Calculations \ POINT D 69.44 (H.) - POINT B 63.88 (L.) / DISTANCE 114 = 4.88% SLOPE CORNERS: A) 69.42' + B) 63.88' + C) 64.09' + D) 69.44' = 266.83 /4 = 66.71' ,! ESTABLISHED GRADE AT 66.71' WITH ESTABLISHED SLOPE AT 4.88% i \ JOB NORTH PLOT DATE: 5/2/2019 i O V E R A L L S I T E P L A 1 Y SCALE: 1/8" = 1'-O" O 31 TALL ------- (59.85) (59.33) NG N G �Y_ MARTIN (59.36) LOT 122 (49.75) ARCHITECTS IN ASSOCIATION NG N G ----(62.74) 0 HIBE NG- (59.74) R 0 R01 >< NG 7 K L -- --------- 50� - 03 ------ DECLARATION OF <1 79 ) COPYRIGHT 24 AVID MARTIN AND MAISONS HEREBY 09.87 TREE XPRESSLY RESERVES THE COMMON LAW ---------- �55.08) COPYRIGHT AND OTHER PROPERTY RIGHTS NQ ......... ...... IN THESE PLANS AND DRAWINGS ARE NOT NG TO BE REPRODUCED, CHANGED, COPIED IN .... .. . �ry % ANY FORM OR MANNER WHATSOEVER W/O 24 FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSEANY NT: NOR ARE THEY 105,_ el 9�3" 18��011 6' 9 3/4!' T SAID WRITTEN CONSENT 8�3 111V1 2 7" 8'-1 3/4" 25�9" 2�10" 8�5" 4�4 1/2" 1/2" 4�10 1/2`� 3�6 1/2" -4�9 1/2" 4�4 1/4" 4�9 3/4" 4'-10 112" 5�2 3/4" 7 (65.30) 5 NG I eZ PROJECT BE 7� A4. m INFORMATION 00 . ..... PROJECT NUMBER........................ '1 7 ii "ell RADINGNO. ..99....................... -------- EXISTING BUILDING--- 11111 04 (66.75) (64 �A - -- BID SET 1 ISSUoo.... 9............... A 64.59) NG CONSTRUCTION ISSUE.................. NG NG er 0 er (62.81 ) a er A/ (66.2 IN N G T T7 (63.48) NG NG -j Bath 2 Bath 3 ep AN ln�........... --- -- -- -- -- - - - 4.76) (69.47) Ln I ❑ : , h IFF '16) NG L (64 �2) /e Laundry Room f ` %;%/ \, (\ `\./ \ Y Be room 3 65. T O� < U NG 77.00' F.F. 0�0`CLG./FLOORING NO : F" Z, (65. 1 C19-6'-x 2V--O' 04 16' 10" 21'-0" 1 Closet 2 Closet 3 0 Ncz Bedroom 2 ell < F1147 77.00 e O�V-CLG./FLOORING LLF3 E:: (65.39) 6 M --e 0 W u 0 (69.2 < 63.59) 7) 1 (64. 91 ) (6 \9 k e (D NG �N C 1Y. 1011 Linen (65. 17) I A G (69.98) Y) ej r% FS b) FS 4 R1 113� ------ u ;L �T -------- -------- ----- ----------------- FF -5�----h- --- 77 -F % EXIS , N Z= ain Hallway (69.91; DO' F.F. 5.62) 0�0" CLC I FLOORING - - - - - - - - BUILEII G 8�-3 1/4" &`-5 1/2" T-5 1Z2" T-6" 4'-2" -611. 5'-9 ILT' -5 T-8"Z 25'-9" L FF(:� 10 3/4" 102 4 14�9" -11.11 19' 3' 6�1-' 10'-2" el 1'ie I I - -- - �5�4 I I � 5' 7 1/2" (70."� 8" -5 1/2" 9'-6 1/2": T!4 1/4" 10" 4) z 1' 2 1 2" U Sti Ha I /M RIDGE W M A G ge Roof ------------ ---- ------- TA H j (63.8 ------------------------ ---- FSFn 65.08) 4 ------ ---- - tr. 7r%N ILL 0 Ld (69 0 M 2C I - - - - - -- --- .33 ' 6 Master Dressing Room NG Q, CE (65. 19) ELI ElevatorDRIVE V y ro ELI A FS -I II ----- -7 5.59) (65. 1 ROP RTY EX : CHIMNEY 7 NG INE Bul -DING RO (70.20) ly WAI. m 8) III Master Bedroom �(68. F.F. 12 (69.92) P LLG..7F' ------------ -------------- ----------- - -------- ------------ 9 -------- loset -------77 \/ F S T O-' V'6" T-2" _O 4" Master Bathroom (64.77) F117 F A (68 . )3) L 0 �/A\A (65, 7 0'-Vl CLo7F FLOORING FS -------- �G Entrance Below REVISION5 IFE) F- C15'-O x�2 1 \ ' 1' F.F. G LCL�7F'FO-0 1 A 2. ALL 12 LL water closet 115, -------------- ---- - ----- -----------ni6--i ------------------------------ ----------- -------------------------------------- ------ (64- 8 5� FM ............... -------------------------............................ FS NG i IL 9.76) (70.70) 73. ) -(6-5 08) \IG ------ ---- el NG q SHVE (64.84) NG NG B (65.44) T TITLE ........ ........................ ................. NG A . NG t4 P P E R ............................................................. ...... ...... ............................... ------- ........ ................... ................ ............... ..................- ....................... L E-V-FU----- 11 8�9 1/2" 33-0 1/211 6'-611 6e-61" 3�O 1/2" 7'-6" 7�1 5-111 6�8 1/2" 6'-8 1/2" ILT' A N N7644' 59 ' ' E 25 L34 1/4" C-11 4'-3" PF3'--5PERTY (31 TAI 1 4K-7 1/2" T-2" 2j-4t' 2'-2 kbj. 1 41 LIKIE \"1105'-11 3/4" ��63 ,1 N G L\�", , -165.68) TV�\ 0, .............. Ems s4 (67.99) S H EET ................ N G Bill (67.22) FS (92.45) (92.47) RIDGE RIDGE EXISTING ez, LOT 120 BUILDING co�, Z, PLOT' DATE: 1/31/2019 Me I 7 Ns DEC COPYRIGHT 0 AR' MAF N ARCHITECTS 1, rS ASSOCIATION ANTHONYANT HIE T pyl DAVID M AR TI N AND EXPRESSLY RESERVE' Cop RIGHT AND OTH E IN THESE PLANS AND To BE REP RODU CED, ANY FORM OR M ANNE FIRST OBTAINING NJ NG THE PERM iSSI 0 AN �O B AT PROJECT OJ E INFORMATION 0 R M A PROJECT NUMBER G 1 0 00 FRAMD ING N PER IT No. JOB NORTH si t SCALE: 1/411 1'-0"0 0 R U P P R V E E L P L N 31 TALL ------- (59.85) (59.33) NG N G �Y_ MARTIN (59.36) LOT 122 (49.75) ARCHITECTS IN ASSOCIATION NG N G ----(62.74) 0 NG- (59.74) R �THIBE 0 RC ------ NG L ...... Wj 03 ------ LARATION OF f- /9 COPYRIGHT < 1 - 24 AVID MARTIN AND MAISONS HEREBY -, 09.87 -- TREE EXPRESSLY RESERVES THE COMMON LAW X55.08) COPYRIGHT AND OTHER PROPERTY RIGHTS NQ ------ IN THESE PLANS AND DRAWINGS ARE NOT NG TO BE REPRODUCED, CHANGED, COPIED IN x ANY FORM OR MANNER WHATSOEVER W/O ' S4FIRST OBTAINING THE EXPRESS WRITTEN ", 41 10" 14'- 26'-2 5/32" 3 27/32" 8�-3 1/4�' �20�6" 18' ell -3 1 4" T- 3/4"' 91 WTHOUT SAID WRITTEN CONSENT 1;i0o 1 1/2" 5' 4�5 1/2" 4 3' 7 1 2l' 5' 2" ��'3�7 1/2" 6 3�7 1/2" 9�5" 9�5" 4' 8' 3L4" 1 1/4"g., 2�5 1 IV' ....... 101, T-3 1/4' 1,-g iV, 5' 2 3 4"' 3�10 1/2"., 1�_OL -1�-5 1/4�' -- --------- ---- L7� 7 (6530) I�T .......... PROJECT 0 NG � n , I 1,�_ INFORMATION , N4.1Wr PROJECT NUMBER.....00............... EXISTING ----------- 4 GRADING No. ..99........................ BUILDING PERMIT No.._00.........___...... A66.7' BID SET 1 ISSUE 99................. CONSTRUCTION ISSUE.................. (64.59) ------ .......... -N 1� L/ bbq 0 er C:r 313 (66.2 NG (62.81 ) NG 4f2l)0, 206� D ------ ----- I C 2L2, (65.00) ----�i_ (63.48) ------ 205 E -10 KIG- NG I - __j L------ - ----- KN� Kitchen F081 65.00' F.F. ` i4.7 F, table Linens and China -9- GLG./ FLOORING (69.47) E7 IFF G =19-6- x=23-O' 051 5 3) r NG L IL LAJ 1 1104.92 ) Family Room 09f 65.00' FF. • T -0"CLO. FLOORING 5. U Z' 16'-0' 65. 12 I/ /208AE II,v) N(z L] NG (65.39 13�0' 26- / 1IFS s Office GO 0 try -FLOORING III65.00' F.F. O�T C.GT 17 u Butle*s Pan i5.00' F.F. __(6 9.2 LL 20:5: (6 F* 0�0" LG./FLOORING N 63.59) i\5 �9 IR� C-K G �N C 4ALL11111 203 4/ 7) VVII -L G (65. 1u. LL (69.98) (89. FS fk& 115) 3 Car Garage CO U 0 IL-01 RIDGE- Ld coats IF GARAGE 70,00 HP. �T 0 I I "I EXISTI -- ------ ---------- (5 (69-99 -1 W_ F BUIL _/T T J---- - - - -------------------- ----------------------- --- - -------- --- ------ ----------- --- u 9 01 (70." L --------- C? 2" �7 8�7 4�11 1/2" 8�6 1/2 4l-8 LZ 5�411 71-1011 11 (84.74) %! O J ) z X�I UGU/ Main Hallway Mid Stair Hall 1 � I , - RIDGE I I I A -�65 00'EF --�65 00- F�F F 0�0"CLG./FLOORING TA 11 1 01 O�T CLG./FLOORING 101, 3�-4 1/4" 4'-,,"/// Jill 5�4" T X-8"PT 2�13"_ II T_lo,, 16 T7 3�2" T-1 1/2" 108 0�2" 4'-6" (63.8 8l-O 1/2" 7�7" 11-3 1/211 6 FS ----- ------------- ------- --- r -- ------- --------N (31D2 7 76^ - --------------------------------------- 0 ILL NG69.( ` . � U P06II Below (65. 19) -------- R I VF V ............ elevator y Anti Room FS (95.1 ;0N213 ri' 1101 (65. 1 ROP RTY Jeffs Office T TING"cI F212] F.F� �7 50� NG CHIMNEY TOP L OT I U�91 CLG.7 FLOORING ": NG IN ........ EM ZING ---------- - - - - - - - - - - -- - - -- - - -- - - -- - r - -- - - ---- 0 0 W/ 8) C7 L - - - - - - - (70.20) - - - - - - - - - - - - - - 12 IF Oin',n R 209D u,W1, Terrace �z rI rrx --------------------------- ------------- 9- ------------------ FF x 19 TRER F*4 F� LI iin,�Room ---- ---- --------- M.00?_FF _O'_O` CLG. J) = _u. FLOORING -0 ':L210 65,00' F.F. cLG7 FLOORING 0�0" CLG./FLOORING a Powder Roo (64.77) (D 0O - AA A (6E . )3) Mid Stair Ha Entrance Hall G (E i (23'-0' x 20'-O-� L F.F. F.F.F' FS [A�WLG''Lu��-,NG M7,FLOORING F REVISIONS oi) 7� 2. ALL M 11v.c. 215 �l 6 T-2" 1 7 9 (Du I 1�10 I F --------------- 7 ----------, ------------- ----- ----------- L OA --AL E7 .85Y /1�2 1 3 /lt4 ------------- ----- ------ .................. ............. ................................. ' F$ NG .... ...... I - - C2 2 NG C2 0 G 1 9.76) CG 3 .36Y (73. ) -(65 08) _(65 G (70.70) r- I I I I A (65.44) SHYET TITLE NG ................................. N G73 L@4.14) NG N Gi 3B --------- NG A I N ............................................................. ...... ............... ................................................................ ............. .................. ...... ---------- -- .......... ------------------------- ------- ................ L V E L -711 10,011 0 1/2" 3�5" il-ill, 4'-6" I"_1 3'-5" 2'-7 1/2" 11 1/2" 1 3�O 3/4" 5'-2" 7�6 1/4P 1�15�111 8�9 1/2" 6�8 1/2" 6'-8 1/2" 1 1/2" 211 3� T-4" N7644' 59 ' ' E 25 3l-4 1/4" C-11%� IT-9" PROP 4TY 15i-7 1/2" 15' 2" 61 TAI I 7�-7` 32l-3' PLAN koz). II - - - -_ NG LINE WALL '165.68) 105'-11 3/4'' TVIIIiii Pig g,."g MIR M W111 ft, (67.99) S H E E T ".0 WE ;'07 ........... (67.22) NG E , (92.47) (92.45) FS RIDGE RIDGE EXISTING LOT 120 BUILDING P L 0 T'l DATE: 1/31/2019 P NF 0 R OJ E R M A DECLAR' 0� V MAR N ARCHITECTS ITE rS ASSOCIATION c 1, ANTHONYANT iC HIBE T r7opyl N AND RESERVES T D 0 C DAVID M AR TI EXPRESSLY R COPYRIGHT AN E IN THESE PLANS AND To BE REP RODU CED, ANY FORM OR M ANNE FIRST OBTAINING NI NG THE PERM iSSI ON AND CON S C T PROJECT NUMBER GRADING No. 00 PERMIT No. 00 BID SET 1 ISSUE 0 CONSTRUCTION ISSUE� M2�01 JOB NORTH Fri MAISN LEVEL FLOOR PLAN SCALE: 1/411 = 1'-0" 31 TALL ------- (59.85) (59.33) NG N G �Y_ MARTIN (59.36) LOT 122 (49.75) ARCHITECTS IN ASSOCIATION NG N G ----(62.74) 0 HIBE NG- (59.74) R 0 R01 >< NG 7 K L -- --------- 5153Z - 03 ------ DECLARATION OF <1 /9 ) COPYRIGHT 24 AVID MARTIN AND MAISONS HEREBY 09.87 TREE XPRESSLY RESERVES THE COMMON LAW ---------- �55.08) COPYRIGHT AND OTHER PROPERTY RIGHTS NQ IN THESE PLANS AND DRAWINGS ARE NOT NG TO BE REPRODUCED, CHANGED, COPIED IN ANY FORM OR MANNER WHATSOEVER W/ 0 MR h FIRST OBTAINING THE EXPRESS WRITTEN &I PERMISSION AND CONSENT: NOR ARE THE 24 Y 105,_ ED TO ANY THIRD PARTY ------ 4�6" TO BE ASSIGN D WRITTEN CONSENT TRL_L_ WTHOUT SAI 8�3 111V1 ku 1 10) 15�7 1121_��__ 22�0' 16 4 9 1l'-O 1/2" 9�11 1/2" (65.30) 7 -------- --- NG PROJECT B B A4.1 INFORMATION TING PROJECT NUMBER.....00............... RADINGNO. ..99........................ JILDING - - - - - - - - - - - - - -------- - (66.75) ...... ....... ----- _ 00 BID SET 1 ISSUE ................. L I J . NG CONSTRUCTION ISSUE................. er Cr (62.81 ) G ........ . .......... (66.26 NG § N( 62- .4 8) Guest Bath I C (65.00 NG Cov red Outdoor Terrace (66.0:1 Suite (6476) 10 54.50' F.F. R! < FF O�T CLG./FLOORING J NG' (69.47) Mech304 anical Room (65.56) L CIA 7 NG, 2' 8 1/2" 4�-7 1/2 19, NG T-7 1/2" 5�7 1/1" /C A ino'lT-7 1/2" 1 I0. /I Guest Crafts LT 308 1711 511, (65. 19) 5' 7 1/2"� 5'-10" j �7p-1 1/2" 4 p-2" 9 1/2" Dressing FIT 5 1/2" 1 U _lIm-i 0 1/2 Z N G CV (AR 19N a - ------ ------------ -------------- ----------- 0 ----- - - - - - - - -- - - - LL 11(7 FS ----- --- U (64.91 ) L 63.59) /__ _ 1 1 - I---- ---- 114J .97) V@) D) K Laundry 2 NG FIN ------- ----------- IFF -- NG G (6,r i. 1 A L Y) --------------- --------------------- - ------ (69.98) Pool Bath FS -189.5 FS Ri D 307 (66. 0 Exercise Retreat �i Covered Outdoor Terr ice I IL 45 EXINS)T� NG F��D ---------- ----------/ w , --------------------- ----- --------------- F 302 CL FL RING ---------SU[ 14C., (69. 121 --- - ------- r__ 7----------------- (70. ,� U 7' 2" - T- 22'-10 1/2" 5-2'p 9�11 1/2" 1 -1 1L 12�8 1/2" 4 7 1/2" _�V-5 1/2' 1--;1�0" 4'-6" ine Bunker ------------ F_ 5 1/2" z r a Lower Main Hallway L IrStai H 11 1 F3067 5f.50- F.F. I73�0je 54.50' FF. 302 K50'F.F. 01-01,CLG. FLOORING RIDGE F_ Oo CLG./FLOORING F__ 0' 0" CLG./FLOORING T(63.8 TRACT NO . � 11 ( F S (65.08) ------------ ------------------ ------------- --------- ------------------------- ------------------------------------------- -------- --- --- -- r I -------- -- -------------- ---- KA I]Rft ------- -------------- Ld ------- 69.33 ------------- NG (65. 19) F)RIVF�V/� Y I V I N I V I I I %mop Am %0 ------------- elevator Powder ---------- A FS (95.59) Nj ROP RTY - ---------- ----- --------- EXISTING ------- -- -- ------ ------- CHIMNEY TOP T Bar I` G INE I if ---------- 21 B ------------------------------ - UILDING � K---------- Media Room ------ F312 154.5 - ------------ - --- ---- l(15 r CIF ler unit FE1 Covered Outd or T rra F. _\1W1 (70.20) FLOORING 50 <\ 12 . Z (6 Q) 4 (69.34 A T R LE L FS ---------------------------- 30 ----------- ----D_ - -----�,�NG (68.93) ------ IAA (65.29 FS 4ZA\44 J1 N G Storage REVISION case torageA4 1 case storage Mechanical ELI 2. ALL 12 --------------------------------------------------------------------------------------- L REE �ICA10r_\ (6511 0g) NG ............ ........... IF (69.76) .......... (65.08) ------ NG (70. 0) (73. ) Al 4) NG ------ NG _4(065.44) NIG q SHIET TITLE ..................._.......... ----- ---------- ....................... NG NG WER ........................................................... ..................................................... ...................... .... .... ............. ............................. - --- - ------ ............................... ........... ............ --- -- - ------- .................. ............................................................ ------- ........ ........ --------------- C-E-V E L ------- 3�_4 1/4,"-- T-11 25/32" 5'-2" 28P-2 3/4" T-2" 10'-2" 5'-7 1121,- 1�_9 1/2`=t�_ N7644' 59 ' ' E 25S j / ' 1�2'p 4'-711 PLAN (65.74) PROPERTY IST Td 105'-11 3/4" LINE WALL NG __465.68) ............. .................... ......... ggv�la S H E E T ............ 1:911WIM ........................... (67.99) NG (67.22) . 2 (92.45) (92.47) FS FZ RIDGE RIDGE EXISTING LOT 120 BUILDING PROJECT 0 J E C D DAV E DAVID MARTIN C AR L 0 TI N A P R Y DEC AND D MAF N ARCHITECTS rS ASSOCIATION ANTHONYA T N H jj� T E X LY �,PRESS RESERVE' COPYRIGHT T AND OTHER IN THESE PLANS AND To BE REP RODU CED, ANY FORM OR M ANNE 0 FIRST OBTAINING MING THE PERM iSSI ON AND CONSENT: To SSI GN To BE A ED WTHOUT SAID M it BE INFORMATION 0 R A I M PROJECT NUMBER GRADING No. 00 PERMIT No. 00 BID SE 1 ISSUE 0 C T C CONSTRUCTION ISSUE F 3�2 1/2" tE, N '. -� JOB NORTH • SCALE: 1/411 1� L 0 0 L A N 0 W \E R E V E 011 21 TAI I - 5 FALL /; , !,, ., :CLF / , (59.85) N NG/ LOT 122 - i 49.75 '� J ' ) MA ARCHITECTS ' 59 ( 36 / A IN ASSOCIATION A ol - ; 52.74 /: - ;- (f` ANTHONY --- - � - N�0 0 ' i (59.74) TIO i° NG DECLARA NOF i j ---- \ g --- - \ i� i "(59,87) DAVID MARTIN AND MAIISSSON HEREBY i 79 9 --24 (55.08) /� EXPRESSLY RESERVES THE COMMON LAW % ' _\_' __,�!i ' NG \' ' i ,:/- --�. �, COPYRIGHT AND OTHER PROPERTY RIGHTS _ TREE ' 'J NG -� �..m. x i - --- IN THESE PLANS AND DRAWINGS ARE NOT TO BE REPRODUCED CHANGED COPIED IN \ 4" ANY FORM OR FIRST OBTAINING THE REX� ESSSEWRT ENO ` �`° PERMISSIONTANDMCONSENT:PRNOR ARETHEY _ 2 .......... (61 .78) TREE ' TO TO BE ASSIGNED TO ANY THIRD PARTY NG \ WITHOUT SAID WRITTEN CONSENT 1 N ((65.30) NG \ INFORMATION J TOPOF-MAi�ARD ® 8-762' 1 / �,° t6P OF MANSARD ® \� \ `"` EXIJTING BER .�� EX. GRADE ® 64-g2' \�1 ��' EX. GRADE ® 64.81' \ ....'�.� ... .EX. F.F. ® 66.03' EX. F.F. @ 6603 :;- ---22.gO' T.R. --- ------- ------------------ 23.01'�`<>,. . �l A BUILDING °\(64 (66 75) HIB � UE 00(64.5 CHIMNEY SHROUD -_-_- __NG _.__ --1_- -- (64. 1 ) \.._. G ` N ISSUE.... ........Q BRONZE(62.81 ) f i NUAT ROOF TERMINATION._- -'- "- \ er T I V - / I 8:12 I i � ' - PITCH 8 `; \ _ (66.26) NG �% TOP OF MANSARD ® 8,1.00' - _- .....- -- _......----.. ...._--- ------- ----- _.i------------ ---� ...------- --- ------- i---- PITCH T©P OF ARD ® 80 EX. GRADE ® 65.18' ;"-- gX. GRAD£ @ 6 5' EX. F.F. ® 66.03' X.,F`.F. 0 66.03 NG , 23.82' T.R. ----- ---------- --------------- 1 �' -------- - -------� -..-. TOP OF MANSARD ®_-811.00 ` 1 �-� EJt.YaRADE 65.56 (63.48) ... (65.00) NATURAL SLATE ROOFING EX. F. e,66.03' ` AT SLOPED ROOF AREAI °J m / NG ! '', ;r ' 22.26 T R NG J . 8:12 \ i PITCH O ;/• FF NG (69.47) \ Q /r /./ •;.% ''' j ''' (65L56) /N-CBRONZE PARAPET . �� I , RIDGE HI POINT 88.50'..---.._-- 1 WALL G ` LL (� AP I / EX. GRADE O 66.03' (64.92) z< G / EX. F.F- g 66.03' w 22.47' T.R. ' ' _ x NG (65. 19) �� vvi TR %�� .:• F A � U [� o ' "' ~ TOA'OF CONDEN50 ® 8 \ yC V Rns ( 3% MIN. 3% MIN. METACRYLICS ENERGY EFFICIENT Q 1 : RA \\ TOI P APET ® �_ i (65. 12 L / x.97 Q ROOF SLOPE ROOF SLOPE GOATING5 COOL ROOF SYSTEMS N n I E . G DE ® -;�- / N� 1 �, 0. i' 15.55' AG � -7��O$� Z QO NG o IS p _-�-- METAGRYLIGS ENERGY EFFICIENT ( ) Q~ i' \- \ --\ Z Q LOCATE AG CONDENSERS / \ "' G M LL COATINGS COOL ROOF SY5TEM5� F \` ,'�,__,_- O uJ ./ � / i IN ROOF WELL BE \ `'-����., �-�� \� 64.91 (69.20)ARAR£T \ ` i`\\ (Y ](7C . 63.59) z/ 05.97 w ( ) TOP K.00 NG \ \ G ;i"" � (65. 17) ( FF z< z NG FX. FFA �' ; 2 - � \ 9 (89.5 w o 9. ) FS - I � / RL � � a \ �7 0 0 ....-. _ w66.0 - - - - - - - ij i Q RIDGE ( F, � J � SKYLIGHT @) 8,1 p 4 uJ EX. GRADELd 1 -10. BRONZE CHIMNEY SHROUD EX. F.F. ® b .03' I ,, / Q O AT ROOF TERMINATION ✓' �✓ / �� 23.4-7' SKYLIGHT - G G2 I METAGRYLIGS ENERGY EFFICIENT EXIJ N 69 gg �J V i�i���� . ) 1� , COATINGS COOL ROOF SYSTEMS --- U I L I G ( ) / �... W ZQ 6E I POINT ® 88.50' CURB MOUNTED FLAT INT ® 88.50' \,, '\, ^�� ;: � T' FFG � i 9 GLA55 SKYLIGHT Gh E ® 66.03 NATURAL 5 ATE ROO IN ° • 1 1 . 6 DE ® 66.03' r r F G Fx F o3' -- - E}�F.F. 66.03' AT SLOP D ROOF AREA I / (70. V F b 6 --- 22.4-7' T.R. m_� ,m...m.,,,,,..�.- ,� . 22.9-7' T.R. I E X/- 1 8:12 1 �\ ' �/ I ' r �' (84.74) z P ``� i I Rona SLOH RIDGE w v 5:12 5:12.. I / T � i (63. TRACT NO . 111 I < PA o'� ROOD F PITCH ROOF PITCH o" 3" TYPICAL AT �j L� % N N/� \ � w I (65.0 ) / RAPETS f r n ------ M . M . 3 / 19-20 5 o N (64 7 Q NG `, ( 9.33) W � fY NG lJ 95.59 - _ FS ~ Y vJ / 65. � 1 TOP OF PARAPET 85.2 ROP Y y (65. 1 5) EX. GRADE ® 6,1.84' �+ p l�I--IIIVI Y TOP METAGRYS ENERGY EFFICIENT - 1 EX. F.F. o -70.00' I 1 COATINGS COOL ROOF SYSTEMS NG :-I 15.40' T.R. r [NE / bUIL-UIIVl7 1 ROCK 8:12 1 / J W 68.58) - T - - - / (70.20) ROOFISLOPE ROOF - - - - - - - - - - - - - - - - - - - - - - � PITCH 3� MIN. 12" NG (69.92) U � F / EXPGOF MANSARD 8-7.8 1 ROOF SLOPE ERIDOE X. GR HI POINT ® 88.50' TREE I - �'\. ( 34) �°, A\ RADE ® 65.22' ADE ® 66.03' III _-- - -�, FS EX. F.F. g 66.03' _ 0 a EX_F.-F.&..bb..03'. 22.4-7' T.R. - (64.77) -� 22.61' T.R. i N OF OF RIDGE ® 412.0 0'- _ TOP OF RIDGE °2 6 93) LH � / xci _._.. AA , (65.2 - EX. GRADE ® b8.gb' '' EX. GRADE ® -70.111' EX. F.F. ® 66.03' FS A4A, G -- - AST REVISIONS EX. F.F. ® b,1.11g' FS 1 21.81' T.P.1 23.2,1 T.R. - - , 2. \ TOP,OF RIDGE 0 82.25' ' TALL RAL SLATE ROOFING _ EX. b ft1�E �2 bg.g2' NATO \ ' 0 / -. �•' AT SLOPED ROOF AREA _-_. ,_.p °�® LL _ TREEP o - / ROOF HEIGHT = 23.0 NATURAL SLATE ROOFING = � NATURAL SLATE ROOFING ._ � AT SLOPED ROOF AREA `r' PED ROOF AREA - C _ --. - 1 06 a �,- AT SLOPED (6485)- (65--0�- -- -- --- - - - - - (7a. - -- F S / N G TOP OF: MANSARD -8 . - -- -- - --- --- -- -- NO - . EX. GRADE ® 65.05' -._.---- :i - ) 9 76 � '\ EX. F.F.,® 66.03 --- -(6.5.08) --_ _- _..- -------..- ...._-- ------... OP-OF `MANSARD � 89.00' _- (65.3 NG (70.70) (73. `.: T 23.82' T.R. X. GRADE 65.08' (65.44) - `BRONZE CHIMNEY SHROUD NG �:, �� S H E T TITLE E (64.84) NG BRONZE CHIMNEY SHROUD X. F.F. ® 6603 AT ROOF TERMINATION N 23.42 TR gg AT ROOF TERMINATION `, . NG - - - - A4.1 NG - / - - ---- - - - - _ - - - - - - - - - ° ° F N7644' 59 ' ' E 253 . 37 ' PROPERTY 6' TALL PLAN (65.74 (63 ) - (65.68) � g�:� - NG LINE WALL T �.' / .�,.. ., r ,;..'n.•• - ,,.x„ F:rc; rr ;;u...„rrr • :...r. ' .:.... ...._ • . --77- . r.. ..,........ ° ,r .. " ,..//��... r/�'°!`.��'?�ii .....r. "'iii ' - ,. "._ ✓uNv. NN,Fi /bsx. '/�rr / �`x "'�' ',/'3�xer,7"b, :'- ra r y, ,x ,xsy , Y' 7/ ... _ /x NF": a, 'r a / N""" . :a' ev: r4d N / rmNwu, /,�,-. f✓..,° .n �g,N 67.99 HH4. NH s24r N// N�NNINI /N��//,/F:Su"r"r' FuOvr/N/ud r / .r .•uPa"r✓u l .. fFm:nvfw "u•.m ,.,".", ///",""/�//"�/�" /..w". // _...../vh'",�/N_.ZYN... .]amu �� 9L. W' v 5"v Yv b� • iNY�'" : .. ____. rnxx xsvnxmixrnwnm� 1T'/rvmmv Tvm, , , ':r ., •• ., S H E E T :, i" r <::- A.." ",". r"., /". .",,., •,., _./rW./uN///Nb% 24////N/M�AM/////N4�W ////.•�,X�/H // A:H/FHN&,H�Nb,W"/� /L.ev.3u�r5 .u/•vc • •bw>".: •db n/ r vvw,�iun',u.Y• • m � v. vr.• vr5''' •• � r ... Nfl' v .,.. _ .. .. .. " .. .. / .. 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NG (67.2, 2) (92.45) FS RIDGE ' RIDGE 1 - / ,� ry / iN� , / NI x / EXISTING 1 LOT 120N; 1 BUILDING ��° PLOTI DATE: 1/31/2019 6.3 . \ / / JOB NORTH O 0 F 1 L A N SCALE: 1/4" = 1'-0" O / i _ x: DAPI I D MARTIN ARCHITECTS IN ASSOCIATION ANTHONY THIBERT BUBBLE LINE OF N.P.B.CITY 2q' HEIGHT LIMIT - PITCHED ROOF b0000o0000000000o0aoo0aoo0oo0a0000000ooboo0ao00000boo00ob0ob00000oobao00oo000000000000000bo0abo0aoo0oo000000o0000ab000000ao00oo000000o0oob00000ooboo00o000 DECLARATION OF CHIMNEY® 111.81' RIDGE ® 61225'_ COPYRIGHT NATURAL SLATE ROOFING RIDGE ® 112.00', CHIMNEY ® 111.81' AT PITCHED ROOF AREA DAVID MARTIN AND MAISONS HEREBY BUBBLE LINE OF N.P.B. CITY 24' HEIGHT LIMIT - FLAT ROOF EXPRESSLY RESERVES THE COMMON LAW --- - bo000obab00oo00000000o00ob66o000000000o00obaobb06 000000000000000000000000000000000000000000000000000000000o COPYRIGHT AND OTHER PROPERTY RIGHTS CARVED LIMESTONE EAVE T.O.P. ® 81.001_ �—BRONZE CHIMNEY IN THESE PLANS AND DRAWINGS ARE NOT DETAIL AT SLATE ROOF /f SHROUDS TO BE REPRODUCED, CHANGED, COPIED IN PLATE AT ROOF ® 88.50 _ T.O_._P. ® 8_7._83' ANY FORM OR MANNER WHATSOEVER W/O — — — — — — — — — — FIRST OBTAINING THE EXPRESS WRITTEN --- -- - -- -- -- -- -- -- -- -- -- -- --- -- -- -- - PERMISSION AND CONSENT: NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY — — — — — — —TOP OF PLATE ® 86_42' W ROUT SAID WRITTEN CONSENT .O.P. @_65.25 CARVED LIMESTONE EAVE PROJECT DETAIL AT SLATE ROOF INFORMATION PROJECT NUMBER.....00 GRADING N0. .�Q.............._........ - - - -- PERMIT NO....._00.........BID SET 1 ISSUE ...9Q... ..... ..... . UPPER LEVEL® 1'1.00' CONSTRUCTION ISSUE.... — — — — — — — — — — — — — — — — — — \. - LIMESTONE PLASTER T \\ EXTERIOR WALL FINISH J ENTRY LEVEL® '10.00' — I I I Liwdl �11 itil MFF LNUT SECTIONAL DOT-DASH LINE OF EX5TING GRADE AT BUILDING FACE STAINED WA BUBBLE LINE OF N.P.B.CITY SLOPE PER NBMG SECTION 20.30.050 GARAGE DOORS E5TABL15HED LINE OF GRADE® 6611' 0000000o000obo00o000000000000o0ooa0oabo00o0000bo0oo00o00oobo0oo00000000000000o00oabo00ob0o0o000o0ao00o00oabo00000obboo0oo000000000000bao00o00ooboo0o00000000000000o00oobo00o00000000000000o00oobo00o00000000 000000000000000000 0000000000bo0000000000bo0000000000ao0 0000 E5TABLI5HED SLOPE LESS THAN 5% — — — — — — — — MIDDLE LEVEL ® 65.00' L1_ Y A T V A T I Iii z Q � S � L, � O z < 0 cn off, 0 J W LL U �— L BUBBLE LINE OF N.P.B. CITY 2q' HEIGHT LIMIT - PITCHED ROOF i �y 0000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000b0000000000000000000000000000000000000000000000- LL U Q 0 PEAK OF ENTRY ROOF ALLOWED ' I TO BE 2q' ABOVE ESTABLISHED NATURAL SLATE ROOFING WL CARVED LIMESTONE SAVE GRADE CHIMNEY 91.81' DETAIL AT SLATE ROOF AT PITCHED ROOF AREA M RIDGE @ 112.25' NATURAL SLATE ROOFING BUBBLE LINE OF N.P.B. CITY 24' HEIGHT LIMIT - FLAT ROOF 0 1 , t W AT PITCHED ROOF AREA LLJ / 606600a00060066000000060006006obo0006666060a00o6606606000000000060006006600660060600000006060000000006600ab0666o66000060000000000006o0 0000000066 60000000006 6 000600000006000000006ob0o0606o60ab0obbobb00000600000060obbb0ab0o0660 000060000600obbbb0ab0660obb000000000- = lJ BRONZE CHIMNEY T.O.P. ® 5q.00' Q SHROUDS - AT ROOF ® 88.50' W — — — — — — — TOP OF PLATE ® 8b.50' — — — — — — — — — — — — — — — — — 0 rn LIMESTONE DOOR AND WINDOW SURROUNDS AND JAMBS FLUSH WITH CLADDING " BRONZE DOORS - - 4\` AND WINDOWS - - J r - UPPER LEVEL ® 11.00 m.....m : - rrnn ------- ----- - - — —------ --------------- --- — — ' - LIMESTONE DOOR AND WINDOW LIMESTONE CLADDING SURROUNDS AND JAMBS FLUSH EXTERIOR WALL FINI5H WITH CLADDING cv DU x BRONZE DOORS ' AND WINDOWS _ EN ( LEVEL ® 10.00' R f S POOL/SPA WATER WALL GLASS GUARDRAIL - _ _- SEE LANDSCAPE DW65 WITH BRONZE GAP BUBBLE LINE OF N.P. . GIN SLOPE PER NBMG EGTION 2 .30.050 ESTABLISHED LINE OF GRADE ® 66.11' -66o0600boobbobo0600bb bb666666666666666666666660 0000 bbobbobbobobbbob6666666666ob66666666606606 O 066.- bb6 60666666 O bob 0000000 0000000 OOOOOOO. OQOOOOOO OOD00060 00000000 6666600b 66666606 06606606 66666666 bb666006 00060066 000000 666666 Obb6 66666660 0606 6660 bb66000bobb00000b06066600660000600600600600000660000600006606600600600060600060600060000600606066660660066066ab6000o06000066066000666066000006660666 ESTABLISHED SLOPE LE55 THAN 5% — NO MIDDLE LEVEL � 65.00' MIDDLE LEVEL ® 65.00' USELIMESTONE BLOCKS - - - - - — — — — — --- — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — --- — — — — — — --- — —.---.---.---.---.— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— .— . FOR EXTERIOR STAIRS AND STEPS - TYPICAL POOL STORAGE UNDER STAIRS - PER PLAN SHEET TITLE EAST AND ' SOUTH LOWER EVE ® 5450' LOVER LEVEL ® 54.50' L- E V A T I O NI — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — SHEET ( UNDERGROUND VAULT FOR POOL EQUIPMENT AND WATER SYSTEM t Slope C a l c u a t i o n s POINT D 69.44 (H.) - POINT B 63.88 (L.) / DISTANCE 114 = 4.88% SLOPE CORNERS: A) 69.42' + B) 63.88' + C) 64.09' + D) 69.44' = 266.83 /4 = 66.71' ESTABLISHED GRADE AT 66.71' WITH ESTABLISHED SLOPE AT 4.88% PLOT DATE : 5/2/2019 S O U T H E L E V A T I O N SCALE: 1/8" = 1-0" 0 / DAPI I D CHIMNEY ® 111.87' CHIMNEY_® 111.81' BRONZE CHIMNEY MARTIN -------- BUBBLE LINE OF N.P.B. CITY 24' HEIGHT LIMIT - FLAT ROOF DASHED LINE OF ROOF ARCHITECTS 0000000000000000000000000000000000000000000000000000000060 000000000000000000000000000000000onnnnnnnnnnnnnnnnnn000000000000000000000000000000000000000000000OOOOOOCYELL BEHIND PARAPET)OO000000000000000000000000 00000000000000000000000000000000000000000000000000000000 NATURAL SLATE ROOFING _ IN ASSOCIATION AT PITCHED ROOF AREA S' ANTHONY - TNIBERT' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — TOP OF PLATE 5650' CARVED LIMESTONE EAVE DETAIL AT 5LATE ROOF -- - - - AND AINDOVA " " - ,"mw SURROUNDS AND JAMBS FLUSH r CLARATION OF WITH GLADDIN6 COPYRIGHT MARTIN AND MAISONS HEREBY SLY RESERVES THE COMMON LAW LIMESTONE PLASTER _ w _," BRONZE DooRsHT AND OTHER PROPERTY RIGHTS EXTERIOR WALL FIN15H AND WINDOWS E PLANS AND DRAWINGS ARE NOT sgq�- TO BE REPRODUCED CHANGED, COPIED N H � E lF w° ANY FORM OR MANNER WHATSOEVER W/O — — — — — — UPPER LEVEL ® 11.00' PERMFIRSISSION OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT: NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY LIMESTONE GLAODIN6 WITHOUT SAID WRITTEN CONSENT EXTERIOR WALL FINISH BRONZEDOORSPROJECT INFORMATION .- &LASS GUARDRAIL PROJECT NUMBER 00 WITH BRONZE GAP GRADING N0. .9Q .... ..... ._.. .. .. PERMIT NO..... 00. ... . BELE LI OF N.P . CITY SL PER NBMG BE ION 20.30 ESTABLISHED LINE OF GRADE ® 66.11' - 00000000000000 00000 00000000000000000000 0 0000 0000000 000 0 000000 0000 ca0on't "#xq+�, 00 00 Sav as 00000 0000000 0000000 aha: a.}sza 0 00 0 0Qb o0 00000 ` 00000 00000 0o a;:_„ o 00 0 000 00000000000 000000000000000000000000000 BID SET IISSUE 90............. TABLISHE SLOPE LE55 THAN 5% _ ' - a v CONSTRUCTION ISSUE.... ....... - - - — — - - — — - - — — - - — — - - — — — — — — — — — — — — — — — — — — — — — — — — — — — — - - - — — — — — — — — — — I - - — - - —. MIDDLELEYEL ® 6500 z J Q I USE LIMESTONE BLOCKS FOR EXTERIOR STAIRS AND STEPS - TYPICAL r� POOL/SPA WATER WALL PER LAND SGAPE DW65 J R I g ' I - - I L1._ LOWER LEVEL ® 54.50' a 'gym Q U Z Q W S T L, E V A T I O ISI Q 00 LLQ LL U �- L J Q O U BUBBLE LINE OF N.P.B. CITY 211' HEIGHT LIMIT - PITCHED ROOF Jooaoo0oo000000oo0ooaoO00000aoo0oo000000oo0ooaoOOOo00000000000000oo0ooao000000°000oo0o0ooaoo0ooaoOoo000°0o0oo0o0ooaoo0ooaoO000OOOOOOOOOOOOOOOOOOOOOOOoo0o000a O W Ld ROOF SHOWN BEYOND IN Q BACKGROUND CHIMNEY --- n z CHIMNEY ® 111:81' BRONZE CHIMNEY � ,\J � W l,\ SHROUDS BUBBLE LINE 0 N.P.B. CITY 24' HEIGHT LIMIT- FLAT ROOF 7 oc^ TURAL LATE ROOF^r00000000000000000000000 000000000000000000000000000000000000000000000000000000000DASH^^^^^^^^^^^^000 - 0000000000 0000000000000000000000000000000000000000000000000000000000 � � L Q NATURAL SLATE ROOFING DASHED LINE OF ROOF T.O.P. ® 51.00' AT PITCHED ROOF AREA WELL BEHIND PARAPET + - - 0 _ TOP OF PLATE ® 86.50' CARVED LIMESTONE EAVE I� I v LL. DETAIL AT SLATE ROOF V �, �- ”- '. LIMESTONE DOOR AND WINDOW � SURROUNDS AND JAMBS FLUSH (\ DAS LINE ROOF ` " BRONZE DOORS WITH CLADDING J/ O ..,..,.,".".,.... i _ AND WINDOW5 - - ( -- ------- ------- -------- ------- -------- -------- ------- -------- -------- ---- ----- ----- BRONZEa ., - _ DOORS _ AND WINDOWS LIME5TO FLAB /�� LIMESTONE PLASTER - U EXTERIOR WALL FINISH UPPER LEVEL ® 71.00' LIMESTONE CLADDING -- ______ EXTERIOR WALL FINISH I I i I _ - � - = REVISIONS - - - - - - - - - - - - - - ---___—_—__— t3 Y., p kS BRONZE DOORS Q AND WINDOWS --� I � WITH BRONZE GAP !W BUBBLE LINE OF N.P.B. CITY SLOPE PER NBMG SECTION 20.30.050 E5TA5 I HED LINE OF GRADE ® bb I' POOL/5PA WATER WALL 00000 . 0000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000 0 0000 00 0 00000000 00000000 00000000 00000 00 000 0 .0000 00000000000000000000000000000 DOOOOOOOOOOOOOOQ_000000000000 0000000000 000000 000000J0000000264000-------------- 00 0000000000 000000 00 00000000000000000 00 SEE LANDSCAPE DWG5 T ESTABLISHED SLOPE LE55 THAN 5% MIDDLE LEVEL ® 65.00' --; --; SHEET TITLE ST AN DI, - -- N o --- ----; - LEVATION -i -i --; LO LEVEL ® .50' Lot Slope Calculations POINT D 69.44 (H.) - POINT B 63.88 (L.) / DISTANCE 114 = 4.88% SLOPE CORNERS: , A) 69.42' + B) 63.88' + C) 64.09' + D) 69.44' = 266.83 /4 = 66.71' PLOT DATE : 5/2/2019 ESTABLISHED GRADE AT 66.71' WITH ESTABLISHED SLOPE AT 4.88% 1 Y O R T H V A T I 0 1 Y SCALE: 1/8" = 1-0" / DAV D MARTII`I T.O.P. 89.00'_ ARCHITECTS T.O.P. ® bl.a3' IN ASSOCIATION --J - VV TOP OF PLATE 8650. ' ANTHONY - - - - - - - - - - - - - - - - - - - - - - - - - - Lh H I B E RT DECLARATION OF Master Bathroom Master Vestibule Upper Hallway Bedroom Hall Closet 3 Bathroom 3 COPYRIGHT DAVID MARTIN AND MAISONS HEREBY EXPRESSLY RESERVES THE COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS AND DRAWINGS ARE NOT TO BE REPRODUCED, CHANGED, COPIED IN — — - - — — - - — — - - — — - - — — - - — — - - — — - - - - - — — UPPER LEVEL ® '71.00' ANY FORM OR MANNER WHATSOEVER W/0 FIRST OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT: NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WTHOUT SAID WRITTEN CONSENT I PROJECT Dining Room Main Hallway Kitchen INFORMATION w PROJECT NUMBER.....00 z GRADING N0. .9Q.............. ......... PERMIT NO......00........................ MIDDLE LEVEL 65.00' BID SET 1 ISSUE.... 00 CONSTRUCTION ISSUE.................. V�VA VA VAA OA VA VSA V�VAA V�\\ V r /i/\/\\i/\//\/\\/\/ //O>/ wiv/vvvvyv�iv v� :\//\ Z i/�����\\\�� ��\\\\/��/\may//\\��%\�\�\\�/\\�\\ 'v/vv vv Ov vv vv Media Room Lower Hallway Pool Bathroom Guest Closes Guest Bathroom %// Q /'��Q\�//\/// /\/ \\j//�j\\j\ LOWER LEVEL 54.50' I ' � ioD i\Di\ \MINA �i\\i\\i\,00>1 i//O O/O/�/�//i/i ii O\ B U I L D I ISI G S E C T I O Iii B B Q 00 Q L- U �- LL U W(y L PEAK OF ENTRY ROOF ALLOWED L1 CHIMNEY ® 92.92' TO BE 29' ABOVE ESTABLISHED O J W G -------- D RIDGE ® 92.25'_ T.O.P. ® &9.00' Z PLATE AT ROOF ® 89.00' (D ` Q 71 0 r_ 0 W Master Bedroom Master Bath Master ClosetLl L J D U Entrance Hall Entry Porch REVISIONS Dining Terrace Living Room Dining Room Powder Powder -III ENTRY LEVEL ® 10.00 0 ® 65.00' SHEET TITLE �DO�Tyi�vi n Y/ BUILDING Covered Terrace Media Room Mechanical Storage Storage Kline Cellar CROSS SECTIONS' Mao i/vv//jiv v R LEVEL ® 54.50' vy v v v v v v v vvv vv vv v vv v v v v v vv vv v v v vvvv vv vvv y v v v v vv v vv v v v v v v v v v vv v vv vv v v v v vv vvv v v vv / / , / / / / / / v v v v v v v v vv vvvv v vv vv vv vvv vv v v vv v v v v v v vv v vv vv vv vv v v v v v v v v vv v vv v vv v v vv vv v vv vvvv vvv vv v v v v v vvv vvv vvv v vv v v vvv vv v vvv vv v v v v vvv vvv vvvv vv v vv vv vvvv vvv vv vvvvv v v v v v vvv vv v vvvvvvvvvvvvvvvvvvvvvvvv vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv vv vvvvvvvvvvvvvvvvvvvvvvvv vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv vvv vvv vvvv vvvv vvvvvv vv vvvvvvv vvvv vvvvvvvvvvvvvvv vvvvv vvvv vvvvvv vvvv vvvv vvvvvvvv vvvv vvvvvvvvvv vvvv vvvv vvvvvvvvvvv vvvv vvvvvvvv vvvv vvvvvv v v - --_-_- vv v v v v v v v v v v v v v v vv v v v v v u u � \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ""�"�"v�`+ vvvv v v vv v vv v vvvv vvvvv vv vvv vvvv vvvv v v v vvv vvvv v v v v vvvvvvvv vv vv vv v vvvv v v vvv vvvv vv v v vvvv vvvvvvvvv vvv v v v vvv vvvv vvv v v vv v v v v v vvvv vv v v vv v vv vv vv vv vv v v v v vv v vvv v vv v v vv rvvv vvvvvvvvvvvvvvvv ,v/,. vvvvvv vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvyvvvvvvyvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv vvv / , vvv vvvvv vvvvv vvvvvvvvvvvvvvvvvvv/vvvvvvvvvvvvvvvvvv w vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv vvv � SHEET . vvv vvvvv vvvvv vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv vv vv vvv v vvvvv vv vvyvvvvvvvvvvvvvvv vvvvvv vvv vvv vvvv vvvvvvvvvyv vvvvv,wv vvvvv v .vvvvv .vvvv vvvv vvv vvvv vvvv vvvvvv vvvvv,wvyvvvvvvvvvvvv v v Swimming v v v v vv vv v v ,, v v vv vv vv v v v � v r r ArArArAr Ao Ai Ai/ f�/VA/VA/ g P001 j/VA�j�j�// /�j�jV�% //',.///v�VAA��A���(`Vii✓ /o,/ii,/moi,/�,//i,./moi..//i.//i//i/� i.A/i �.///��\�%�jj/j��j/%��jj/A%A///i '�/�AA�/% V�V�AQA V�AQA�A VAA QA VSA�A SAA�A V�A�AA VSA�Am\V/A�� PLOT DATE: 5/2/2019 B U I L D I Iii G S E C T I 0 Iii A A SCALE: 1/8" = P-D" 0 / O A G \ FS (21.23)FS EXI G FENZ`G / TW / NG �`^-y\- IST( ENGE F AN G i \ ALL x GFENCE' F WDF i ' / / ' (17 C // /�// � �/ / II ' ,C / / /� / � // cel / SENSITIVE ITIONTOBEISTING \ (16.69)FS / / / / / ��/ / / / / �� NG AINED ON PLAN NG LOT 122 (� NXF 6 k NG / ' N G - N XISTIN6 `LTJ-AGK TON LL / x NG \ F -QF N.G. (63) TING O �EMAIN \\ \ LUF . . sa.ao � o� / Vis. 62.eIi x U �/ j'j 14 W. 10.8 ' _� e - 60 NIDE PL WALLS AND FENCING 5 - ADJ. SR9 G p_.6 - - �- _ MAX ABOVE NATURAL GRADE / 54/ . 56.-25� i - � t dy= _ _ _ _ _ '. ° / T.S /• ° �:'. X2.81 i . 6 I 53 SER�5 64�' . -� ., e_.i 7 _ - � • (�N.'�63)o _ , (66.15) N.G. EXISTING ADJAGEt 'RAD �\ BUILDING 5 a� w B s_ a1 T. ..62. 1 "�� - r, 66.x5 v I I �'y- B.S. 64.x6 // NG R D /f �� cLi4V� B.S. 66.x6 T.W. 14.9 - / � �ADJAG JG F. . 6s.o y NG 5.34 S / F.5. 64.g6 I I I I I I I III FF KRrJbn , SGA- - TdobLkwm mW 4 F.S. 64 Q6' ,M -�R. \ 5' MN. F �POOL 5 SAATELATGHIN' I I I% ' �' CT.S. 69. 5 TOP OF GATE 15. \ 1 1 1 1 1 1 1 I I III 1 5 G F T U \ NG /� J � B.S. 61.9 bq.4 N.S. v . (5'-b" ABO W. -75.54G X) II III 1 1 1 1 1 1 I 55 54 / (Eu __9 FarugRoom RIDGE N N DE>YELO / ENT / " '\ c� N G S TBAGK , ARq�E�'O`/�/I / Nook Yl�s ��� � I � 3S ISS �TR�F)FIG RATE LIN AR \ G ( g N NG / n.F� /�: �� � N � EXISTING WALL RITC = 46V-5' coats. g�•� AVG A ADJ.,CRAD� IIIII I I I I I I I I I I I F F� s.7e -romlp. EXlsrlyd °J UVILV�'.�\ ,� - F.S. 69.80 I I � I I II II I I I I IIIII IIIII I NG / // F.F. 65.0 LOT 121 F� "' \ �� - I I L�1 E• R }_� - 6„ I I I I I I I I A L F.S. 64.86 i 8 \G• N \ I I I I I I NT RE IG u� / TRACT NO. 1116 M►,N�9 x'F III • N'G MDDLE LEVH.flW51ED FL010R.69.00' I `f' N M.M. 36/19-20 .S. ba. s - i6• ( 1O°' II i II I I I II i II I I I I I T ON Y G G / � / s � - F.S„ -" . s ". � (72 86 SLPB / EG � � � T IG TED LINEAR � I/ 5% 2� �. . _ 12.80 72.21 FL I }• / �{� - \ elevamr S IF DRAIN _ 2 ( ) I I I I I I " EXISTING y II II ( I I I I I N I BUILDING NG (1• EG W. 1.1.9¢ 1 5 I% LK"Rwm .a (6 . 2i ".` F.S. (f71'28�1)FL GUTTER 5,4 DfiFg Roan N i t N ( IIIII .bw's U"\ �.a. -� ,, 0 0 I I I I I I 1 5 I Flowdw T.S. SATE 5'- " MAX FL 1 I $' ETBAGK y -�-�- �6$ 3� TOP GATE 13 F.F. "lO.O �` F. g. 5 TP. 2. 4 T. . 1 .4 T.S. 12.8q I //F _ 3'-8" ABOVE TURAL GRADE F.S. 2' A 5.57 g. I I I I S r� F.F. 65.0 � Nall CONE GE L D N TU A D EG I I I I F F / / I WAI-L s' MIN. POOL x I / F.S. 64.86 t, Leva rlwsl�FLOOR D / ( SAFE FENCE F.F 65.0 N.G. ( .16) N.G. .6 ) - -- . . bq.90 (10.19)- 1 I II l / l I-(Ji / �� ..5•. . .g5fi..43.�. O - A -- - - . 61.43 0 0 (72.37)FL N - ... _ _ T.P. 13.38 / _ - r.5 - V ` \,,, �- li;o �� / NG I - ol 4� T.P. 12.5 ABOVE (72.36)FL Q L �RA1 I 4b" 4p" NATURAL GRAD S O F I � � \ � G IN., O � E UKIN N 4.q6 / NG L - � - r � N� � r � r r r � r � r � r � r � 1- -1 F- -1 r � r _ Z2 sG) N LJ L J LJ L J LM L � L N.G (11.85) nl r_ rr \ G \ \ 24 24' 24 24' 24 `24' 24 24' 24 24' 24 24' 24 24' 24 24' 24 24' 24 24' 24 2 \ \ \ \ \ \ \ I I I W.1 POOL SAFE T.W. 11.2 T.S. 61.43 F.S. ba.g0 TOP OF FOUNTAIN 14.85 z z \ \ \ \ \ \ P O E TY LI h h '' . . 68.0 T.W. 10.5 T.W. 13.1 T.W. 13.1 - - _ w 3 5'-6" TALL EXISTING WALL B.S. 64.x6 3-O ABOVE _ _ m Q \ \ \ \ F G I I I 1 \ \ �E `)- EXISTING WALL WA14" ABOVE g" ABOVE EXISTING WALL NATURAL GRADE N.S. 13.0 _ _ 0 0 o N \ \ \ \ \ \ \ \ \ \ \ \ I I I I I I I Tom/ NG NATURAL GRADE NATURAL GRADE T.W. 13.0 q" ABOVE N.S. EG - -- - Vv� N.G. 11.85 - - - _ _ _ I 12" ABOVE N.G. � _ 1 F � NG \ \\ \ \ \ \ \\ \ I I II I I I I I I I I I I I I I II I k 1 F \ RIDGE RIDGE\ 7-1-35 G EXISTING LOT 120 BUILDING I W LO C �\ \ \� �� � II ; IIIIII ► ► IIIIIIII � IIIIIII / / / \ 1 \ LO 'o"I � 11111IIIIIIIII1111111111 I / / \ I 1 N �IIIIII1111111111111 ( III / / / 1 Qo � FS 11tL- I Q-j -A �w IOU � Uu >Dz �� � �� z FO W) W J j ti CIA PSG O 4� N yo cq I a b wbb w f � oma' $ o cc U rj M F T N y� U U N O 7 Z 3 a k 0) a v v 'u, X L1 c W uF � zl ZW� c� Mz " o © o � < n Cls] W U x 0 39 0 O 1 /\ EX G FENCE WDF CONDI ITION TIVE AND TO BE ISTING LOT 122 \ RETAINED ON PLAN NOTE: \ LUFF O / T 62.a / �- WALL HEIGHT REQUIREMENTS: (55 ONT 5 55� NEW PROPERTY LINE WALLS- MAXIMUM ALLOWABLE HEIGHT IS 5'-6" � ' S ABOVE HIGHEST ADJACENT GRADE 2. PRIVACY WALLS AND GATES- MAXIMUM ALLOWABLE HEIGHT IS 5'-6" ABOVE HIGHEST ADJACENT GRADE 3. LOW WALLS IN FRONT SETBACK- MAXIMUM ALLOWABLE HEIGHT IS 36" ABOVE HIGHEST ADJACENT GRADE �- \ N.6 \I,' 5q 60 _.O _ • ,bz 5R 4-.6 68O �/° ° o ® EXISTING F.5. 64 I o BUILDING A ,. QTS. 58.15 T.S. 64.61 �•vFS. 62.60 APPROXI A E O AT N r — — / nl �0 B.S. 62.81 BOULDER / IC OF E N N TI t5 1 / 4 B.S. 56.25 ��/ .. ( :: EL 3R 9 .6 k / PLA � ) East BaHI HA ITAT) TO A P A v 60" / (! �Ei �. F.F. 54.5 L - - J . 54 F. . 5 5 N( �\ ; F.S. 54.46 �uee1 Roan \ F F.0 ... ��.�..'..., I"...�..'• in ai I 5� N.i O I— � / � /F \ k � ;. 2A5 \ I McGIWNG wl Roan avast°west NG PEVELO / O� TBAGK I -�/ / iiRZ� (fid Q1l ((/�/.a�-�-� . F.F. 54.5 a y F \ / F.S. 54.46 Pool Batll stem .. tir LOEXNV400 ROOM TS NG W.L. 54.�/el Laler HalWa�,0Y8t LEVEL 54-90 Whe Roan Q/ TRAGT NO NG 42- (64 7S� T ON Y / .. : .. r NG 1116 i 2.as :� 49/ q� M.M. NGS NOTE: NO VE n ! 2 ..SETBACK L / (�� C elevawr SHOULD BE of / . T.. �`j G 36/I q-20 / /' / / coNSTRucrION h.�j7 I ` F.F. 54.5 N G F(XL F.5. 54.46 /�Q / T.W. 69.95 T I% Pbdw RoancMllec�urnt U NG �NATURAL 2" ABOVE RADE) c ) i T. . 5 .7 r S NG Ekw'o9es 5 I ntOf°gs G°ns ntOfOgs N Q C I I I I I j j /. / , j . j . / / j / j/./j . / / ,. I . /' � �• / r 1, 1�1� - 211 \ \ r Fd 9 N.G. 65.< m r a \ \ \ W. 65. 15 5' MIN. POOL SAFE GATE \ \ \ \ \\ \ \ \ \\ \ \\ \ \ \ I I II I I I I M 5 I TIN U IT 1 W. 6211 C WALL E E T L PLA S WAL WIT T.W. 64. ` \ E 6" O 15"_ABOV N.6. W IA \ I I I I I I I I I I k I T SLOP O ADEI � �� 1 ° EXISTING z ly LOT 120 BUILDING d / � \\ � �� � \ 111� I �IIIIIIIIIIIIIIII � � I11111111 jai 1 1 \ i � Q� � .4, .00,.00, \ � \ I � � illllllllllllllllllllllll // / / k \ I 1 W� � .�� vQz C) T � Q3 a QDOO N v z o o 0 W J j N U ~ K O1 ti O N Qv do cq v I a d w Ubb W f Q Qom' I $ p �"'d r SSP cp U d V .cn Q cn co 00 y M G1 Ol .F4, d x G • W z V uF � zl o W � C7 7✓i A a ed u u ca U V — Mz � o © o 0 N CSS W U x 0 40 0 0 OQ, 77 Ar WIF FXISTIN Rn ALLWDF NOTE: Development Standard s for Accessory �C-L'F SENSITIVE AND EXISTING/ / / / �� CONDITION TO BE Structure- The following development standards \ RETAINED ON PLAN shall apply to Area B: Govered Accessory >A- �� Structure (e.g., trellis, gazebos, patio covers) shall \ LOT 122 not exceed twelve (12) feet in height from existing Argrade or finish grade or exceed four hundred (400) square feet in cumulative total area. (city of \ / W � Newport Beach LGP Implementation Plan "IEf/T�j Sec.21.28.40.G.2.b.i) -(55c N U 4 3 L2TI b Ib EXISTING BUILDING 42 J/ I I � TdAD Lki old 22 ��\ I I S I I I I I I I I I I L E T P I I I I I I I I I I I I ( 5 GbNT U ) Iany Roomb 0"100 I V1 1 1 1 1 1 1 I I 55 5420 2O AREA atiam pa" ' S TBAGK Plonk0. O / � I III III _ l9 I I I I I I II I II II IIIII II III 2�. ���,(,� �r El toms -��� i .000� .2/i/, I I I IIII I I I I II I I I I I I I III I I ALL12 LOOT 121 ❑ / ' ❑ ❑ ❑ ❑ ❑ ❑❑ a❑❑❑ I I El� 1�I NTtRE G v KIPME LEVELFKSHEO fl.00R 0 6500 ❑❑❑ 0000❑❑❑❑❑❑ 0000❑ 0000LON Y 1 0000❑❑❑ " ❑❑❑ ❑❑❑❑❑❑❑❑❑❑ ❑❑ 0000❑ ❑ ❑ SLPB I ❑ ❑❑❑ 0000❑❑❑❑❑❑ 0000 0000 ❑❑ EI-1 1000 000000 010 0 1 ❑❑❑T❑❑ ❑❑❑ ❑❑❑❑❑❑❑❑❑❑ 00CTI 71171171171 0 00 000 ❑❑❑❑❑❑❑❑ IIIII \ 0000❑❑❑ ❑❑❑ ❑❑❑❑❑❑❑❑❑❑ 0000 0000 ❑❑❑❑❑❑❑❑❑❑ elzalor IIIII (r 26 ❑❑❑❑❑❑❑._ ❑❑❑ 0000 0000 ❑❑❑_ ' ❑❑❑❑❑❑❑❑❑ I I 1 1 1 1 1 1 -❑❑❑ �, c u ❑❑❑ � 0000 ❑❑❑ ❑❑ ❑❑❑❑❑❑❑❑❑❑ 1 1 1 1 1 1 1 1 1 15 _ ❑❑❑ ❑ 0000 ❑❑❑ ❑ ❑❑❑❑❑❑❑❑q Cr „ ❑❑ ❑ ❑ 7 0000❑ ❑❑❑ ❑❑ ❑❑❑❑❑❑❑❑❑ 7 - -- - ❑ ❑❑ ❑ / ❑❑❑❑❑❑❑❑ u rr I I I I I I \ I 5 54 R°°'" .renis UWW1 PONaer n ♦ 0 �r ❑❑❑�❑❑��❑ 5' U (0 ETBAGK 77 46 II o I I I H,n 25) 4 47 Z 5' MIN. POOL 2 B SAFE FENCE LEVHRi0 _ O O 8 64 ♦ 0 sq F AL2 N 11Ui�E TO A IN. AO 4 4 I I I aa� � / m dJ ( 5 GO O I- 1 7 1 I- 1 F- 1 I- -1 I- I- 1 I- 1 r 1 I- 1 7 1 I- 1 7 1 I- 1 I- p 2a 2a 2a 2a 2a 2a 2a 2a 2a 2a 2a 2a 2a 2a L2M L2M L2M L2M L2M LN-1 L2M L z M \ �� � 23 � N76'44'59°E 253.37' - - - - - - 14 - \ 20 2O WALLLh 14 - - - _ _ _ _ _ - \ \ \ \ \ I I ► II III k I 1 \ \ \ \ \ I II IIIIIIIIII I I �u LOT 120 eui�DwG I Z T Liv Z LU IIIII I � . , � . II , 111111 . � / . STACK RESIDENCE 38. BARBECUE WORK COUNTER, Concrete block structure with stone slab counter top on stucco finish with decorative O WALL HEIGHT REQUIREMENTS: CONSTRUCTION NOTES 16. PROPERTY LINE WALLS; Goncrete block structure with precast concrete cap and stucco finish to match site tile accents. Goordinat- openings �In counter for barbecue, G.F.G.I. outlets and any other equipment to be OL walls. Note any retaining conditions and provide drainage behind wall. Drainage to include waterproof coating, selected. Provide cabinets and drawers below, verify with owner. Structure and reinforcing as perecribed by engineer grovel backfill and perforated pipe wrapped In Mlrafi filter cloth, see details. Wall structure and reinforcing a5 with reference to soils report, build as perscribed by engineer. Exact colors and finishes to be selected. lu jL Z prescribed by engineer with reference to Soils report. Where adjacent to planting areas allow 30" minimum UNDER SEPARATE PERMIT. N IL OW planting deptF from finish grade to top of footincl. 3q. STONE FIREPIT; With rubble stone veneer 2 1/2" thick cut stone cap. Remote bronze shut off valve and igniter. •a-� �� a I. SCORED INTE6RAL COLOR CONCRETE; 4" thick minimum at walks and patios, with #3 rebar of lb" o.c. each way 7. PROPERTY LINE PILASTER Concrete block Structure with precast concrete cap and stucco finish to match site 40. SIDEYARD FOUNTAIN; Stone wellhead with bubbler and overflow into a pebble basin for re-circulation. ` , V 0 v� I. NEW PROPERTY LINE WALLS- MAXIMUM ALLOWABLE HEIGHT IS 5'-6" with #3 rebar at 15" oc each way over compacted sand base and sub grade. Provide deepened edge at all walls. Color to be Sherman Williams 'Sealskin'. Note any retaining conditions and provide drainage behind wall. Provide niche type overflow, underwater lights , a main floor drain with brass plug and suction and return lines ABOVE HIGHEST ADJACENT GRADE paving adjacent to planting. Presatuartion and the percentage of compaction of sand base and sub grade as Drainage to Include waterproof coating, gravel backfill and perforated pipe wrapped in Mlrafi filter cloth, see as required by fountain operation. Structure and reinforcing as prescribed by engineer with reference to lolls prescribed by engineer. Exact slab thickness, reinforcing and base requirements a5 per scribed by engineer deta115. Pllaster structure and reinforcing as prescribed by engineer with reference to soils report. Where report. Actual colors and finishes to be selected. Fountain equipment in remote vault pump with bypass volume v Q Z N� 2. PRIVACY WALLS AND GATES- MAXIMUM ALLOWABLE HEIGHT 15 5'-6" with reference to soils report. Integral color to be Davis Sandstone with a light warm finish. Drivewa areas adjacent to planting areas allow 30" minimum planting depth from finish rade to to of footin control and filter. Fountain equipment to meet cit s sound decibel rating. g Q Z(X hl ABOVE HIGHEST ADJACENT GRADE p g g y j p g p g p g p g• y g to have a 'Rugasol' finish to minimize tare marks. 18. SEALED PLANTER; Block structure with stone cap and ledger stone veneer. Provide 30" minimum soil depth, not 41. ENTRY FOUNTAIN; Carved stone waterfeatvre with bronze spout. Provide niche type overflow, underwater lights, U1 � �~ 2. STONE PAVING; Gut stone set on mortar bed in a soldier pattern over concrete base to match concrete Including gravel layer, in shrub ground cover areas and 42 minimum soil depth at tree planters. Provide filter a main floor drain with brass plug and suction and return lines as required by fountain operation. Structure and �- Q Z 7i 3. LOW WALLS IN FRONT SETBACK- MAXIMUM ALLOWABLE HEIGHT 15 36" l�lU ABOVE HI H T ADJACENT RA E paving note. cloth over 6" minimum gravel layer to cover sub-drains. Refer to Bolls report and engineer's recommendations. reinforcing as prescribed by engineer with reference to soils report. Actual colors an finishes to be selected. z BO E GES6 D 3. &RAVEL; 3/8" double crushed colored over compacted D6 base. 1 1/4" thick x 4" high slab stone strip edging Structure and reinforcing as prescribed by engineer with reference to soils report. Fountain equipment in remote vault pump with bypass volume control and filter. Fountain equipment to meet city's 0 r, set flush with gravel and Imbedded Into concrete base below grade. Typical at all gravel paths. lei. EXISTING STAIRWAY; Protect in place. sound decibel rating. F o 4. STONE STEPS;2 1/2" thick cut slab stone with flamed finish laid on mortar bed over concrete step base w/ 16" 20. EXISTING WALLS; Protect in place. 42. TRASH; wide treads, verify riser height w/ grading plans. Goncrete step base structure and reinforcing as prescribed 21. EXI5TIN6 FENCE; Protect in place. 43. CONCRETE MOW STRIP; Per civil engineer's plans. N by engineer with reference to soils report. 22. SOLID GATE; Tube steel frame with wood Insert panels. 44. RESIDENCE; Per architects plans. 5. STONE BLOCK STEPS; Large scale blocks over concrete step base with planting strips between. Concrete step 23. TUBULAR STEEL FENCIN6 AND 6ATE5; Pool safe tubular steel fencing and gates with self closing hinges and 45. ARCHITECTUAL COLUMNS,Per architects plans. base structure and reinforcing as prescribed by en�ineer w/ reference to soils report. locking latch per community standard. Metalized tubular steel and paint bronze color. Community color to be used 46. AIR CONDITIONER EQUIPMENT; Located on the roof of the garage. 6. EXPANSION JOINT; 3/8" thick foam w/ removable "H cap. Seal with Thiokol, dust sealant w/ 5111co sand. of property line. 47. COMMUNITY STREET, Protect in place. Q o d Color of sealant and 5111ca to match paving. Place per plan and of all walls and every 100 square feet minimum. 24. 'EYEBROW' IRON TRELLIS; Vine trellis. 48. EXISTING CURB AND GUTTER;Protect in place. Q W O o 7. STONE STEPPING PADS; Slab stone set on mortar bed over concrete base and sub-base to match concrete 25. NICHE; Recessed stone niche with decorative Iron wall trellis. 441. &AS METER,Per architecture's plans. n paving note. 26. DECK TERRACE; Stone paving. Per archltects plans. 50. MAILBOX;Per community guidelines, verify final location. 8. POURED CONCRETE STEPPING PADS; Square or rectangular pods, verify exact size and shape with construction 27. POT LEDGE; Concrete, block structure with cut stone cap and rubble stone veneer. Provide sleeving for pot 51. ELECTRICAL PANEL/METER;Per architecture's plans. o N o plans, 4" thick minimum at walks and patios w/#3 rebar at 18" o.c. each way, over compacted sand base and Irrigation, drainage and electricity (If req'd. on lighting plan) as shown on potting detail # . Ledge structure 52. LI6HTWELL;Per architecture's plans. compacted sand base and compacted 5ubgrade. Provide deepened edge at all paving adjacent to planting and reinforcing as prescribed by engineer with reference to soils report. Where adjacent to planting areas 53. EASEMENT; Per civil engineer's plans.are h from of RTY LINE; civil andahe s. Provide percenscore tage compaction1tof'sand base and er subnrade asgaer�ribeid by engineer.wn ExactExgact slob thickness,Pro-saturation allow 30" minimum 28. POTTERY; Pre asgtlaoncgretegtots andlnish troughsde to to betsalected bngandsca e architect and approved b owner. 55. BUND N6 ENVELOPE; Per archltects plans. N reinforcing base requirements as er5crlbed b engineer reference to soils re ort. Integral color to be Provide sleevin for of Irrigation, drainage and electricit (If rey d. on lighting Ian) as sho neon potting 56. SIDEWALK; Per civil engineer's lons.g 9, G P y 9 P 9 P 9y n 9 9P P g 9 P Davis Sandstone with a light warm finish. detail # Verify exact location with landscape architect and owner prior to final placement. 57. BACK FLOW DEVICE; Per civil engineer's plans. U q. NATURAL 5OLDER5; Boulders, from onsite partially burled Into slope for retaining. Final placement of boulders 2q. SCULPTURAL JAR, To be selected by Landscape Architect and approved by owner. 5b. DRAINA6E &RATE; d to be approved by Landscape Architect. 30. 18" RAISED SPA; Gunite spa structure with French Grey hydrazzo plaster finish and the spillway edge. Gunite 5q. STONE 5PHERE; 12" diameter limestone. ci M E 10. PLANTING AREA (P.A)Amended topsoil, free of debris, rocks and weeds. Back fill all raised planters with structure Integral with pool. Verify exact depth and locations of seat ledges, steps and nozzles w/ owner. Gunite 60. RANDOM STONE PAVING; 0 approved topsoil planting mix. See agronomy soils report, may be. required to remove portions of existing structure and reinforcing as prescribed by engineer w/ reference to soils report. Note any special deepened 61. ACCESS HATCH TO POOL EQUIPMENT VAULT; Stone stepper with stainless steel frame and hydraulic lift mechanism. M U N soils in planter areas. structure condition, refer to soils report. All plumbing and fixtures must be absolutely leak free. 62. POOL EQUIPMENT VAULT; Below grade with waterproof roof structure designed for planting of natural lawn above. Q u U II. ARTIFICIAL TURF; Per approved list, Boone Action Turf Base Hit 85. 31. SWIMMING POOL;Gunite structure with French Grey hydrazzo plaster finish. Gunite thickness and reinforcing as Pool equipment to meet city's sound decibel rating. Verify exact size requirements of equipment and notify the �, N n 12. VINE POGKETS;Gutovt or voids in paving areas with vine planting. Verify exact locations and provide sleeving prescribed by engineer with reference to Bolls report. Verify exact pool depth and the locations and depths landscape architect immediately with any discrepancies. O O for pot Irrigation, drainage and electricity (If required on lighting plan). of all seat ledges and steps with owner. 63. FOUNTAIN EQUIPMENT; In burrled vault with pump, bypass volume control and filter. Equipment to meet city's decibel yy u z a 13. STUCCO WALL W/ STONE GAP; Concrete block structure with stone cap and stucco finish. Note any retaining 32. POOL COPING; Traditional 0" coping. Doubles as seat wall. requirements. a, condition and provide drainage behind wall. Drainage to include waterproof coating, gravel backfill and perforated 33. BASIN COPING; Gut stone cap to match walls. 64. N.A. pipe wrapped In Mlrafi filter cloth, see details. Wall structure and reinforcing as prescribed by engineer with reference 34. STEPS AND SEAT LEDGES; 65. BUILT IN BARBECUE; Stainless steel multi burner with hood, actual unit to be selected, verify with owner. i v m u a W to soils report. Where adjacent to planting areas allow 30" minimum planting depth from finish grade to top of with owner. Build as prescribed by engineer. Provide and install electrical, plumbing and gas wlth shut-off as required per equipment selection. UNDER SEPARATE PERMIT. e footing or turn footing into slope or under planter. 35. INFINITY SPILLWAY TROUGH; With tumbled travertine waterline. 66. MW5 BIOFILTRATION LINER; For reference only. Refer to Civil Engineer's plan and details. u u F zl 14. STONE WALL W/ STONE GAP; Concrete block structure with stone cap and ledger stone veneer. Note any 36. WATERWALL; Gunite structure with cut stone cap, chiseled stone veneer water wall integrated Into pool. 67. ARTIFICIAL TURF;With liner for sub-drain. Refer to Civil Engineer's plan. ,v ,� O z m C7 retaining condition and provide drainage behind wall. Drainage to Include waterproof coating, gravel backflll Provide niche type overflow, underwater lights within recessed niches, and suction and return lines as required 68. POOL VAULT ACCESS HATCH;" �., Z 3 and perforated pipe wrapped in Mirafl filter cloth, See details. Wall structure and reinforcing as prescribed by by fountain operation. Gunite structure and reinforcing as prescribed by engineer with reference to soils report. ed ¢ a Ca engineer with reference to soils report. Where adjacent to planting areas allow 30" minimum planting depth from Actual colors and finishes to be selected. Q a v v efl N finish grade to top of footing or turn footing Into slope or under planter. 37. POOL POT LEDGE; Integral with pool waterproofed gunite structure with rubble stone veneer to match house Z o 15. PILASTER W/ STONE GAP 6 GLADDIN6; Concrete block structure with stone cap and ledger stone veneer. and 2 1/2" thick carved stone cap. Install bronze strip to separate tumbled stone spillway from rubble stone N < oN Note any retaining condition and provide drainage behind wall. Drainage to Include waterproof coating, gravel column. Provide sleeving for pot Irrigation, drainage and electricity (If req'd. on plans) as shown on potting backfill and perforated pipe wrapped in Mirafl filter cloth, See details. Wall structure and reinforcing 05 prescribed req'd. on plans) as shown on potting detail sheet # . Structure, reinforcing and footings as prescribed by �- by engineer with reference to soils report. Wadjacent to planting areas allow 30" minimum planting depth from engineer. r .Li y HI finish grade to top of footing or turn footing Into slope or under planter. x 0 � 0 O / 21 WIF NOTE: Development Standard s for Accessory p X Structure- The fol lowing development standards shall apply to Area B: Covered Accessory \ Structure (e.g., trellis, gazebos, patio covers) sha I I \ WOF not exceed twelve (12) feet in height from existing grade or finish grade or exceed four hundred \ (400) square feet in cumulative total area. (city of Newport Beach LGP Implementation Plan \ LOT 122 Sec.21.28.40.G.2.b.i) / SENSITIVE AND EXISTING / CONDITION TO BE RETAINED ON PLAN W,�L i 'BLUF T -155 O 53 sT se /sa ��/ / `� NOTE: SEE SHEET 2A FOR L — J 60 / � / ° o � ° � ° CONSTRUCTION LEGEND 5 ' ® BUILDING 5 I- - - ♦ B Ip \ �^ sues!Bath 4( L 2 2 \k eueot Roan 1000 II I a \ \ I I I I I I I I I I I I I I IL F P .... 5 7S_AF S' N. O 2 Medwical Room O k (55 G T J' - - 3 ♦ ♦ euest closet 1 1 1 1 1 1 5 54 5 p }7E\VLO Q I . 5 TBAGK / Laws"2/ I I i I I I 06 2 tool Bath etean I III IIII �K. : / I II I I I 1 1 1 1 1 1 1 I I I I II II I I I 32 LOT 121 I I A L U wr} L&Adr Hall010M Leve 5430 wa Room I I\II II I I I II II I I I I 11 I I I I I I �/ TRAGT IIII I I 1 EV i� NIT ARE (72 86 G � 2 �-� IJ � / NO. I I I I I I I I II II I I� I I I N I IV 1IT ON sLPE I I I HOiE. HOveeTn�ioH 2 .',SETBACK e I I I 5HOULo Be 0� ' ere �r/T �/ 56/lci-20 II I I I I I I I GONSTRL'rTION. Bar V I I I \ \ I s f %' F OC 2 2 / 54 Media Roan br \ .. . dNluM I I I I I 10' ;/ I 5rarrge 5!a'� �� VI z SETBA K 1 case storage axe etarage OJ ( IIII III III . - < o I I I bb � L(7 Q II UFrF I4 a TORPeE N d) (�5 �Ok OIVa y \ I I I I � � 5' MIN. POOL MS I T _ � � � � � � � � � � _ - — m � 3 � (� 0 0 0 < SAFE GATE \ \ \\ \ \\ \ \ \ \ \\ \ \\ \ \ \\ \\ I I I I I I I -ET ILPLA IS 23 1 23 \ 23 20 WALL 1 \ \ \ � \ \ ► I I I I I w, ` LOT 120 EEXISTBUILDIN6LU V N \ \ \\ �\ � \ \ I � � ► IIII ► II ► IIIIIIIIIII / / / \ � \ , , II , IIIIIIIIIIIIIIIIIIIII , � � \ 1 \ \ \ � Illill � llllllllllllllll 11 / / k \ I 1 ; Qo `' < \ � 11 I � III� iII �� il� iiiilliii � l, I,„ � IIIII� II1111 / /� \ I I i IU 7 z WALL H3-15HT REQUIREMENTS: �ILI � d a zw N I. NEW PROPERTY LINE WALLS- MAXIMUM ALLOWABLE HEIGHT 15 5'-6” `rte— O O' ABOVE HIGHEST ADJACENT GRADE V 1 v z o o 2. PRIVACY WALLS AND OATE5- MAXIMUM ALLOWABLE HEIGHT 15 ABOVE HIGHEST ADJACENT GRADE >` N 3. LOW WALLS IN FRONT SETBACK- MAXIMUM ALLOWABLE HEIGHT 15 36" ABOVE HIGHEST ADJACENT GRADE Q� O O 0 Q W 1 P 9 U W f an $ per' > oy �� ❑ O�� p SAF O U V M F T y N N O f•i � z Q) (� v v ¢ X Q c W U zl 00 ZW � c� A a U Q Mz " o © o W U x 0 42 0 O WIF ALL NIDE / LAN SENSITIVE AND EXISTING \ C-L'F � REONDITIODN TO BE >A , �� GEA -IOR 23 NOTE: SEE SHEET 4 FOR \ LOT 122 PLANTING LEGEND Ar � � � / � �-R' 0) � EXISTING W4.L'L/ 56 �� �� �� �� \ �� �� ARB MA 57 \ � �\ �\ \ 36" BOX / / / / 59 O \ \ ❑ ° \ \\ \\ \ \ RHA UMB BOX 11/2 LSRHA UMB 27 EXISTING BUILDING 0 VIN MIX 35 \ I I Kitchen I WES ad �O rR IIIIII IIIII I I I I I I I I I I I I I L F OP ARB MA 1 IIIIIIIIII I I I (E5 G0 T U1 —F""�'�'°°'" �" -a 0"106 48" Box I I I I I I I I s4 s � I DEVELOPMENT B O�\ GAR GRE ?A 22 REA lLJ B a 1 Bulbro PaMJ O BOU SPP S 93A tbak 0 21 I I I I I I I I I B LAV PRO 9 CWat 6ap ��� LIG TEX 25 II II I i II I I I �pGK 2' ❑ coots. SA ASE'K).00 FP. \ / / TEX 25 II I ROS GAL I ISI I I I I I II I I I I I �I/ 1L II I' M NT �RE 'GI A L u LOT Ta1121 _ ❑ ❑ ❑ ❑ ❑ ❑ 0 e B 2a I I I I I II II i i I I I I I. I. ! III I �PI }�T ON Y N\ L\ N tipw ..�00 8 '8888888 888 888888 888 8880 4o A 8 '8888888 888 8888888888 8888 8 IIIIIIIIII ► II II i i I I ' Zlllllll88888888 888 8888888888 808 880 088 IIII \ V'" MI 80888888 888 8888888888 8888 888 88888888 1 I i x'8888888 888 8888888888 888 88 8888888888 \ \ \ \ \ \ \ \ I 5 MYR GOM 8800 888 8888888888 888 8 888888888 " 26 GUTTER I I I s 54 M"Rose Jeflb L6rag O - -- - ; , 0 8888888 RHA UMB 2"1 5' ETBAGK POYdW HH I I I Hall 5' MIN. POOL GRAVEL _ SAFE FENCE LFY'EL FINS ED FLOOR a 7000' I I I I I I I I I I I I I ° 7RHA UMB IIIII III III - 2, x x I I El 0 0 rd ROS PRO 30 z U{�F fp IN. O ® LAV PRO (�5 OWO A ° — — — 24 N TB TB TB .� n \ \ \ \ — — - ROS GAL IT Q O TEX 25 RHA UMB -- — m WALL \ \ \ \ \ \ \ \ \ I I I I I 1 \ 2? 25 _ - - LIG TEX — \ X I EXISTING EXISTING FIG GEM 48" BOX \ \ \\ \ \\ \ \ \\ \\ \ \ I I I I I I I I I I I I I I I I I 1 1 \ O FIGUS HEDGE 31 6' MAX. AT2 2 24" BOX FIGUROS GALS HEDGE 24" BOX 29 INSTALLATION INSTALLATION LOTAI2010N EXISTING BUILDING 6' MAX. AT 6' MAX. AT \ \\\ \ \� \ IIII I I ► I I I � III / / / \ \ \ \ \ IIIIIIIIII III II IIIII I / \ \ IIII ► IIIIIIIIIIIIIIIIIIIIII / / k \ W N lop �' Z I�r Qo � LU NVQ z � LU LUd ? a Oz z a STACK RESIDENCE (� V z o SHORE CLIFFS LAND5CAPE GENERAL NOTES z W o N W J N C\I I. All trees within the property Including new/proposed and existing to remain, are to be maintained (trimmed, runed, laced, etc.) at a heigqht 5o a5 not to detract or impede anyy neinq " rin ocean vlew5. Should the Q� d maintaining of the tree helgh 5 (as described hererin) not be foci le, tFie trees Impacting the neighboring 4i c� 0 3 Cob ocean vlews will be required to be removed. ^ ,b a 2. All hedges must be planted and maintained at heights as required per the GGSR's as follows; (a) front o =w oPj 's c setback 3'-0" above existing adjacent grade and(b) side d anrear yards behind the front yard setback j o �'' •� Q y 5'-6" above exl5ting adJacent grade. rev P 3 Provide ape.in. deep root barrier for all trees and tall vertical shrubs within 3' of property lines, structure or horoscope. 4. All trees and tall vertical shrubs to be story poled per staking plan(Included in this set). To be field reviewed U by HOA and neighbors. V M F Cn T N N O Q X Q c W UFS zl ZW� c� Mz " o © o st] W —.0001 x 0 4S 0 O ALL DF SENSITIVE AND EXISTING \ CONDITION TO BE LOT 122 ETPxr i A, -`lam �� RETAINED ON PLAN tSL uPP NOTE: SEE SHEET 4 FOR 6 Box - � y� \ �� �` `\ ��` � i / PLANTINO LEC-SEND GEA HOR 61 -Box EX15TINO BUILDING APPROXI AT/E O ATION G A HOR \ \ \ \� \ \� \ U SPP 21 \ PLAO'T EXIIN6IN(5 511 IV N TIVE / 2 � ` `\ •� ` � \ ` \\ ` ` `\ �� � \k HABITAT) /TO R MA I P A E � ` \ \ �\\\\� `�\\�\ \� l' \\\ � ` �!1 TRA JAS 34 evest each Ar Guest Roa-911 n \ N. O \� - N1echTlwl Roan O X L P P sweet C40881:r s G TOU ) — — — : , ARE? Lam6y 2 \\ \ Pool eaMl steam E:cerabe Roan \ POT G 42 LOT 121 l^4/ LINER FOR'. rJ/ La+er HalWag0Y�6t LEVH.5490 PO 5430 Sn `\ U6EJRA1N". : TRACT III RE G \ \ T ON Y ` \` ' r/ 16 SLP NOTE. NO AnQN \ \ \ \ SETB.AGK - .— ��(•/ M.M. elevator SHOULD BE DIS D 1N6,\ \ \ \ F—//T 7/ / 36A CI-2O / OONSTRUGTION. IMATE LOGATION / / / ./ `\� / T I% Nledl°Roan cMlbrvut ,�\/^ U T X15TIN6 NATIVE\ \ / (l(\l\ p �)\� I IE' NADE BERRY z / / \ ` \ \ / / A ( E SITIVE HABIT TO RE MAIN IN PL / / / \ \ . .. J-11 - e` 6`°r"g° cane stamp cane stomp CV Q Q dJ Lig p �I _. \ \ \ X \ \ \ \ \ \ \ I I L 5' MIN. POOL \ \ I I M 5 I f I TION U IT ISTI 6 5 41 F B WALL E E T IL PLA S _ C PIN \ � \ VA \ VAv \ 111111 � I1IIII � � lu � \ \ \ VAvv ( I I I I 11 III I I k I I z W LOT 120 BUILLU �. \ � \ \ ill ► III I IIII / _ 01 Qd _ \ \ I I I I 11111 i0,41 op s) \ \ 111 II III IIII III II / / � � I \\ \ � \ V I I I ► I I I I I I I I I I I I 111 1 1 11 I % / k I luU- I . LL Nrlu >1 \ 1 � Ilil� liilliiililiii � llii � llllljll � ; /� I I oQzz �TO a is) - M w STACK RESIDENCE SHORE CLIFFS LANDSCAPE GENERAL NOTES P� o U I a � =� p $ U M I. All trees within the property including new/proposed and existing to remain, are to be maintained (trimmed, Q 2Q�, f an 4 pruned, laced, etc) at a height so as not to detract or Impede any neitqborin ocean views. 5hould the o en aintaining of the tree heights (as described hererin) not be feasible, tTie trees impacting the neighboring W �� ocean views will be required to be removed. 2. All hedges must be planted and maintained at heights as required per the Gr-SR's as follows; (a) front setback 3'-0" above existing adjacent grade and(b) side and rear yards behind the front yard setback x' 5'-6" above existing adjacent grade. U 3. Provide 30" min. deep root barrier for all trees and tall vertical shrubs within 3' of property lines, structure or hardscape. p ^ cn 4. All trees and tall vertical shrubs to be story poled per staking plan(Included in this set). To be field reviewed T u N by HOA and neighbors. y y N O Z GaX 3 X Q c z U F � zl It ZW � c� ra a U U Q Mz " o © o W x 0 44 0 0 TREES: NUM AEREV. NAME COMMENTS SIZE MAINTAINED 51ZE HEIGHT x WIDTH I. ARB MAR ARBUTUS 'MARINA' MULTI-TRUNK 36" BOX 12' x 8' IRRIGATION DESIGN NOTES -MARINA STRAWBERRY TREE 48" BOX 2. FIG OEM FIGUS NITIDA 'GREEN OEMSTD W/ ROOT GUARD 24" BOX 6' x 4' -FIGUS GREEN OEM 6MAX AT INSTALLATION Install all materials to comply with all applicable codes and ordinates. 3. JUN SPA JUNIPERUS 'SPARTAN' 24" BOX 12' x 3' -SPARTAN JUNI[PER Point of connection at existing water main, verify exact location and water, supply, GPM and PSI. 4. MET EXG METROSIDEROS EXGELSA MULTI-TRUNK 36" BOX II' x ?' The layout shall provide 100% coverage and shall separate turf from shrub/groundcover areas as well as -NEW ZEALAND CHRISTMAS TREE 48" BOX Q' x 7' sun from shade areas. 60" BOX 12' x 8' 5. Provide and Install a solid state automatic controller that allows each system to operate Independently and locate it Inside the garage, or per the owner's direction. Verify whether existing controller may be used. Provide all appropriate backflow prevention as required by local codes. Install backflows) in shrub/ground cover areas and screen from view with shrubs. Adjust spray heads to eliminate over5pray onto walks, walls, patios and streets. Provide pressure compensating screens where needed. All heads in shrub/ground cover areas adjacent to turf, walks, patios or other paving shall be pop-ups. SHRUBS: Non pressure laterals shall be PVC class 200 with schedule 40 fittings, threaded fittings to be schedule 80. Bury laterals 12" deep minimum. NUM NUM NAME COMMENTS SIZE All pipes located under pavement to be Installed In schedule 40 sleeves placed prior to paving. 20. ANN GOL ANNUAL COLOR 4" POT Wherever possible place control wires, malnllne and laterals wlthln the same trench. -BEST IN SEASON Install drip Irrigation to all pots, conceal tubing. 21. BOU 5PP BOUGAINVILLEA 5 gal -BOUOAI NV I LLEA 22. GAR ORE GARISSA 'GREEN GARPET' 5 gal -GREEN GARPET 23. GEA HOP GEANOTHUS HORIZONTALIS 5 gal @ 30" O.G. -GARMEL CREEPER 24. LAV PRO LAVENDULA PROVENCE I gal FRENGH LAVENDER 25 LIO TEX LIOUSTRUM J. 'TEXANUM' STAKED 15 gal -HAXLEAF PRIVET 26. MYR COM MYRTUS COMMUNU5 SPHERE TOPIARY 15 gal -MYRTLE TOPIARY 2l. RHA UMB RHAPHIOLEPIS UMBELLATA 5 gal -YEDDO HAWTHORN 28. RHU INT RHUS INTEORIFOLIA 5 gal -LEMONADE SUMAC 29. ROS GAL ROSA GALIFORNIGA 5 gal -GALIFORNIA ROSE 30. ROS PRO ROSMARINUS 'PROSTRATUS' I gal ® l8" O.G. -PROSTRATE ROSEMARY 31. ROS TUS ROSMARINU5 'TUSCAN BLUE' 5 gal -TUSCAN BLUE ROSEMARY IRRIGATION DESIGN NOTES 32. HES FRU WESTRINOIA FRUTIGOSA 5 gal -GOA5T ROSEMARY 33. ART TURF ARTIFICIAL TURF Boone Action Turf Base Hit 85 Install all materials to comply with all applicable codes and ordlnaces. 34. TRA JAS TRAGHEL05PERMUM JASMINOIDES OROUN COVER I gal Point of connection at existing water main, verify exact location and water, supply, OPM and PSI. -STAR JASMINE VINE 15 gal The layout shall provide 100% coverage and shall separate turf from shrub/groundcover areas as well as 35. VIN MIX TRAGHELOSPERMUM JA5MINOIDE5 VINE 15 gal sun from shade areas. BIONONIA VIOLAGEA Provide and Install a solid state automatic controller that allows each system to operate Independently and 36. TURF MARATHON II TURF SOD locate it inside the garage, or per the owner's direction. Verify whether existing controller may be used. Provide all appropriate backflow prevention as required by local codes. Install backflows) in shrub/ground cover areas and screen from vlew with shrubs. Adjust spray heads to eliminate over5pray onto walks, walls, patios and streets. Provide pressure compensating screens where needed. POTS: All heads in shrub/ground cover areas adjacent to turf, walks, patios or other paving shall be pop-ups. NUM NUM NAME GOMMENTS SIZE QTY Non pressure laterals shall be PVC, class 200 with schedule 40 fittings, threaded fittings to be schedule 80. Bury laterals 12" deep minimum. 40. POT A MYRTLE SPHERE TOPIARY IS gal All pipes located under pavement to be Installed In schedule 40 51eeve5 placed prior to paving. WITH COLOR- BEST IN SEASON Wherever possible place control wires, mainline and laterals within the same trench. 41. POT B STAR JASMINE 15 gal WITH GOLOR- BEST IN SEASON Install drip irrigation to all pots, conceal tubing. 42. POT G CAMELLIA JAPONIGA WITH GOLOR- BEST IN SEASON SUGGESTED EQUIPMENT (or equal) w o z POP-UP5; Rainbird 1800 series RISERS; Rainbird PA-85 (V SPRAY NOZZLES; Rainbird 1800 series plastic nozzles I BUBBLERS; Rainbird 1400 series pressure compensating stream bubblers N � I CONTROL VALVE; Ralnblyd PEB series, pressure compensating as required m I GATE VALVE; Nibco T-113m F 3 0 0 0 BAGKFLOW PREVENTER; Febco atmospheric CONTROLLER; Hardie touch command, wall mount, with lockable enclosure. Mount In garage or pool equipment area, verify with owner DRIP IRRIGATION; Ralnblyd Xerlscope products, conceal all tubing V ry z LU _ o � o Z lu 0 a 1 0 7 1 1 .Bubbler head or drip Irrigation O z head below lip of pot, adjust as CIA required. 1/2" copper under all Z hardscope and Into pot. Q 2.4" long P.V.G. pipe, dla. to match hole (3/4" min) epoxy in place / through drain hole Into drain line Z O 0Ln N and waterproof seal around hole. w 3.Irrlgotion and electric lines to have waterproof seal around hole. bB 4.Mlrofl filter cloth 5.2" gravel 6.Pavement per construction plan. 7.P.V.C. to house Irrigation and PSG O k-, o 4 \j\�\\/ \\ gal es /��� 8.Dralna a line p grading radlng p Ian. CN d0v- / 9.Pot c a 2 °'a°. : 0 3 Z Z w ao o U) 1=1 I -1 I-1 I I- J = 1 6 III-III=III 1 o M Cn -III-III- III=III- 7 Q0 -1117I - V O d Ga 3 G1 O^1 4 ¢ X i� F-i • LL W U UFS zl ZZ 00 c� Mz " o © o 1Z] W U x O � 0 O EXISTING 6' TALL RAIL TO WALL MATCH BALCONY CARVED STONE GAP 6H15ELE_-111 5-1 NE WATERWALL POOL SAFE WROUGHT STONE VENEER IRON FENCE TomH HOUSE 5' MINIMUM 5'-6" MAX (OVERALL) ABOVE ADJAGENT GRADE 10'-0" SETBACK NOTE' FOR REFERENCE ONLY AND SHALL BE T.5. 65.a5 T.W. 65A5 T.W. 65. INSPECTED UNDER SEPARATE PERMIT. B.S. 54.x5 ICIR @ .5-ia BLUFF TOP STONE WALL SLOPE W/ GRADE OF EXISTING SLOPE 6" ABOVE NATURAL NOTE,GRADE ALL POOL AND WATER FEATURES ARE UNDER NATURAL SLOPE SEPARATE PERMIT. GRADE GRID TRELLIS - I NOTE, WITH VINE ALL FOOTIN65 AND WALL5 ARE FOR REFERENCE ONLY AND SHALL BE INSPECTED UNDER SEPARATE PERMITS. RAISED SPA SWIMMING POOL _ _ \ � BRONZE 2x2 TS FRAME W.L. 54.24 HARDWARE METALIZE AND POOL GOPING _ I I PAINT BRONZE F.S. 54.14 PL T . 54.45 \ 2x6 WOOD INSERTS L STAIN TO MATCH L GARAGE DOORS F.O. 52.Q5 HD BRONZE GLAVOS BOLTS TBS 7777TT7777777"7 0'. .0o ° -- - x ° o o 0.° b ______ L_ 1 -1 1 1 1 Q Ir °° o. ° °' _ - �, DECORATIVE BRONZE I- ° ° - GLAVOS BOLTS TBS 0 .° 2x6 TUBE STEEL .6 i- BOTTOM o ° .Q 00 o Oo o O o ° 0 o ® ° ° o Q0 00 o Oo 0°. .. .o o..'O III-_III III -Ili l III NOTE: GATE TO BE POOL SAFE r OUTSW I NG PER PLAN SELF-GLOSINO AND LATGHING POOL SEGTION 1/211 /2 = I'-011 F.S. 45.04 " - I- CCATE ELEVATION 1/211 _ 11-011 � D LIII- III STACK RESIDENCE DETAIL NOTES I. RESIDENCE; Per architect's plans 34. POTTERY; Pre-cast concrete pots and troughs, to be selected by Landscape Architect and 2. EXPANSION JOINT (E.Jj; 3/6" Thick foam with removable 'H' cap. Seal with Thiokol, dust with approved by owner. Provide sleeving for pot Irrigation, drainage and electricity (if req'd. on silica sand. color of sealant and silica to match paving. Place per construction plans and lighting plan] as shown on potting detail # . Verify exact locations with Landscape Architect at all walls and every 100 sq. feet minimum. and owner prior to final placement. F F 3. COMPACTED SAND BASE; Depth, pre-saturation and the percentage of compaction as 35. SCULPTURAL JAR; To be selected by Landscape Architect and approved by owner. �p g prescribed by engineer with reference to lolls report. 36. RAISED SPA; 6unite spa structure with micro pebble tec finish Tahoe blue and the spillway edge. 4. COMPACTED SUB-GRADE; Percentage of compaction and pre-saturation as prescribed by 6unite structure Integral with pool. Verify exact depth and locations of seat ledges, steps and engineer with reference to soils report. nozzles w/ owner. 6unite structure and reinforcing as prescribed by engineer w/ reference to soils 5. CONVENTIONAL FOOTING; Reinforced concrete structure, size and reinforcing per engineer report. Note any special deepened structure condition, refer to soils report. All plumbing and fixtures N 6 O with reference to soils report. Build as specified by engineer. Engineer to determine the must be absolutely leak free. Q necessityy of conventional versus caisson footings, based on strength and Installation cost. 3T. SWIMMING POOL; 6unite structure with micro pebble Tec flnl5h, Tahoe blue with double black verify. 6. D�PENED EDGE; Typical at all paving adjacent to planting areas. Exact size and depth as 6unite thickness and reinforcing as prescribed by engineer with reference to soils report. Verify th C� II NOTE: NOTE: prescribed In Bolls report. exact pool depth and the locatlons and depths of all seat ledges and steps with owner. N - 'T. SCORED INTEGRAL COLOR CONRETE, 5 1/2" thick minimum at driveway, 4" thick minimum of walks 38. PUDDLE COPING; "Rimless" edge with "wet" coping cut stone to be selected and dry stone coping rc I N and patios, with #3 rebor at W' o.c. each way over compacted sand base and 5ubgrode. Provide to be selected concealed trough below with return to pool equipment. m FOUNTAIN HEIGHT 3 MAX. ABOVE 4 FOUNTAIN HEIGHT 3 MAX. ABOVE deepened ed at all paving adjacent to planting saturation and the percentage of compaction 89. BA51N COPING; Out stone ca to match walls. 7 � P 9e P g J P 9 P a9 P p FINISH GRADE FINISH GRADE of sand base and subgrade as perscrlbed by engineer. Exact slab thickness, reinforcing and 40. WATERLINE TILE; Tumbled mosaic to be selected. base requirements as perscribed by engineer with reference to soils report. color to 6e 41. STEPS AND SEAT LEDGES; 6unite construction Integral with pool/spa wall, verify exact depth and p •� Schofield earth tones. Driveway areas to have a 'RuqasoI" finish to minimize the marks. locations and steps with owner. Build as prescribed by engineer. .• ', 6. STONE PAVIN6; Gut stone set on mortar bed In a 5ordler pattern over concrete base to match 42. NEGATIVE ED6E SPILLWAY AND TROUS To catch water from spillway for re-circulation Into pool. �. concrete paving note. Structure Integral with pool bond beam. Spillway to have stone finish to match pool, trough to have 9. TILE PAVING• Ceramic the set on mortar bed over concrete base to match concrete paving note. waterline stone and small pebble-tec finish Caribbean blue color. coping to match pool, exterior 10. GRAVEL; 3/8" double crushed colored over compacted D6 base. 1 1/4" thick x 4" high slob stone walls below coping to have finish to match adjacent walls. Spillway dam wall and trough structures strip edging set flush with gravel and Imbedded Into concrete base below grade. Typical at all to been Igneered�buildEas prescribed bu engineer. grovel paths. 43. WATERPROOFED 5UB-STRUCTURE;Sub-structure with waterline tile and micro pebbletec II. STONE STEPS, 2 1/2" thick cut slab stone with flamed finish laid on mortar bed over concrete step finish, Tahoe blue color with double black. 6unite thickness and reinforcing as prescribed by engineer base w/ 16" wide treads, verify riser height w/ grading plans. Concrete step base structure and with reference to 50115 report. Verify the locations and depths of all seat ledges and steps with reinforcing as prescribed by engineer with reference to soils report. owner. N 12. STONE STEPPING PADS; 51ob stone set on mortar bed over concrete base and sub-base to match 44. "FLOATING" POOL STEPPERS; Slab stone stepper over gunite structure Integral with pool. concrete paving note. 45. STONE BRIDGE; 6unite structure with slab stone paving. 13. DRIVEWAY; Davis Sandstone color concrete paving to match concrete paving note. 46. SHALLOW LOUNGE; Z 14. STUCCO WALL W/ STONE GAP, Concrete block structure with stone cap and stucco finish. Note any 41. POOL PAVILION; V retaining condition and provide drainage behind wall. Drainage to Include waterproof coating, 'I1 ggravel 48. POOL POT LEDGE; Integral with pool waterproofed gunite structure with ledger stone veneer to ■�. Q backfill and perforated pipe wrapped In Mirafl filter cloth, see details. Wa11 structure and rein#orcing match house and 2 1/2"thick carved stone cap. Install bronze strip to separate tumbled stone (1 c� f as prescribed by engineer with reference to soils report. Mare adjacent to planting areas allow spillway from ledger stone column. Provide sleeving for pot Irrigation, drainage and electricity (if _d /:'. 30' minimum planting depth from finish grade to top of footing or turn footing into slope or under req'd. on plans) as shown on potting req'd. on plans) as shown on potting detail sheet # Uructure, planter. relnforcincc]] and footings as prescribed by engineer. (n 15. STONE WALL W/ STONE GAP; Concrete block structure with stone cap and ledger stone veneer. 44. FIRE TROUGH; With rubble stone veneer 2 I/2 thick cut stone cap. Remote bronze shut off valve Note any retaining condition and provide drainage behind wall. Drainage to Include waterproof LU 1L coating, gravel backfill and perforated pipe wrapped in Mirafl filter cloth, see details. Wall structure 50. FIRE BOWL; Hammered copper bowl with hand hammered scroll Iron base that supports bowl and WY J �k and reinforcing as prescribed by engineer with reference to soils report. I^here adjacent to planting perimeter stone rim ledge. Remote bronze gas shutoff valve. Remote Igniter -1 LU areas allow 30" minimum planting depth from finish grade to top of footing or turn footing Into slope 51. BARBECUE WORK COUNTER; Concrete block structure with stone slab counter top on stucco finish -, / 00 or under planter. with decorative the accents. Coordinate openings In counter for sink barbecue, 6.F.G.1. outlets and Ib. PILASTER W/ STONE GAP d CLADDING; Concrete block structure with stone cap and ledger stone any other equipment to be selected. Provide cabinets and drawers below, verify with owner. Structure veneer. Note any retaining condition and provide drainage behind wall. Drainage to include waterproof and reinforcing as prescribed by engineer with reference to Solis report, build as prescribed by 43 Z - a . - - - - coating, gravel backfill and perforated pipe wrapped in Mirafl filter cloth, see details. Wall structure engineer. Exact colors and finishes to be selected. Q and reinforcing as prescribed by engineer with reference to soils report. Mere adjacent to planting 52. BUILT IN BARBECUE; 5talnle55 steel multi burner with hood, actual unit to be selected, verify with owner. (- areas allow 30" minimum planting depth from finish grade to top of footing or turn footing Into slope Provide and Install electrical, plumbing and gas with shut-off as required per equipment selection. _ O Wp., or under planter. 53. TWO BURNER UNIT, 5tainle55 steel unit to match barbecue. ,. Ill. PROPERTLINE WALLS; Concrete block Structure with precast cap and Stucco flni5h to match 54. REFRIGERATOR; Under counter. V o oMo o5sociatlon guidelines. Note any retaining conditions and provide drainage behind wall. Drainage to 55. KICK SPACE; With stone veneer. o Include waterproof coating, gravel backfill and perforated pipe wrapped In Mirafl filter cloth, see 56. STAINLESS STEEL SINK AND FAUCET; Wlth garbage disposal, actual unit to be Selected. >a details. Wall structure and reinforcing as prescribed by engineer with reference to solls report. 5'7. BUILT-IN REFRIGERATOR; With ice maker, actual unit to be Selected. Where adjacent to planting areas allow 30" minimum planting depth from finish grade to top of footing. 55. SIDE BURNER, 5tainless Steel unit to match barbecue. a' IS. PROPERTY LINE PILASTER; Concrete block structure with stone cap and stucco finish to match 59. CABINETS; With steel framework and wood facing. p assoclatlon guidelines. Color to be Sherman Williams 'Sealskin'. Note any retaining conditions and 60. LIGHT IRON TRELLIS; �_NNDSC4pr, N �•�+ - `�`�► provide drainage behind wall. Drainage to Include waterproof coating, gravel backfill and perforated 61. BODGE BALL COURT; ��F,� qp0 N pipe wrapped In Mlrafi filter cloth, see detalls. Pilaster structure and reinforcing as prescribed bbyy 62. SOLID SATE; Tube steel frame with wood Inserts. DANIEL - ♦ �" � Noengineer with reference to soils report. Where adjacent to planting areas allow 30" minimum plan ling 63. FLUSH STEEL HEADER; 3/6"x 5" steel header with concealed Stakes below grade. Metallzed and STEW yt _ ` •A edepth from finish grade to top of footing. color to match house facia. Sample to be selected. Provide at edges of all gravel paths, at OA • _ 19. RETAINING WALL; Retaining walls to be engineered. Concrete or concrete block structure- artificial and natural turf and where shown on plan. Wall and footing structure, thickness and reinforcing as specified by engineer with reference 64. ENTRY FOUNTAIN; 6unite structure with cut stone cap, chiseled stone veneer water wall and stone 167 to 50115 report. Mere adjacent to planting areas allow 30" minimum planting depth from finish bridge. Provide niche type overflow, underwater lights within recessed niches, a main floor drain 12_31_2O _ _ �Tfl_ y, t. . � ,>►j� grade to top of footing or turn footing Into slope with brass plug and suctlon and return lines as required by fountain operation. 6unite structure and �- - '� v ,. • It•f• 20. DECK PLANTER; Raised waterproofed and sealed planters over structure. Provide sleeves for reinforcing as prescribed by engineer with reference to soils report. Actual colors and flni5he5 to Sql pet' R��P ,b ` •�' •, ��� -. drains, Irrigation and lighting. Structure and reinforcing per Structural Engineer and architect's plans. be selected. F p ftn :24 21. SEALED PLANTER, Block structure with stucco finish and cut stone cap. Provide 30" minimum soil 65. FOUNTAIN COPING; Gut stone cap to match walls. OF CALF -�� depth, not Includinggravel layer, In shrub ground cover areas and 42" minimum soil depth at tree 66. SIDEYARD FOUNTAIN; Monolithic stone block with Series of bubblers with gravel over a grate U planters. Provide filter cloth over b" minimum gravel layer to cover sub-drains. Refer to soils for re-circulation. Provide niche type overflow, underwater lights , amain floor drain with brass plug report and engineer's recommendations. Structure and reinforcing as prescribed by engineer with and Suction and return lines as required by fountain operation. Structure and reinforcing or • ' �. ��-� `. • reference to soils report. prescribed engineer with reference to Soils re ort. Actual colors and finishes to be selected C F" 22. SRAVEL BACKFILL; As prescribed by engineer. bT. FIRE STRIP; Flush copper strip with remote bronze gas shutoff valve and remote Igniter. y m 1 d •J - _ ' 23. PVC PERFORATED DRAIN PIPE; Wroppe In Mlrofl filter cloth and surrounded with gravel. 66. MOSAIC; Tile, to be selected. W 24. WATERPROOF GOATIN6; As prescribed by engineer. 69. STONE VENEER; Santa Barbara, to be selected. 25. LINE OF EXISTING NATURAL GRADE; Per civil engineer's plans. -10. BRONZE CASCADE; M W 26. FIN15H GRADE; Per civil engineer's plans. "11. ARCHITEGTUAL PROJECTION; Per architect's plans. W 4 0 V O 21. FINISH GRADE ADJACENT LOT; Per civil englneer's plans. T2. MOWSTRIP; Per civil engineer's plans. 6 25. PROPERTY LINES; Per civil engineer's plans. -13. ARCHITECTUAL COLUMNS; Per architect's plans. d p 261. POT LEDGE; Goncrete block structure with cut stone cap and ledger stone veneer. Provide sleeving T4. COMMUNITY STREET; Protect In place. J 6 for pot Irrigation, drains a and electricity (if req'd. on lighting plan) as Shown on potting detail # T51. EXISTING CURB AND SUTTER; Protect in place. CU WC Q W Ledge structure and relnorcing as prescribed by engineer with reference to soils report. Where 16. EXISTING SIDEWALK; Protect in place. ad�s''ce�nOt to plantingg areas allow 30" minimum planting depth from finish grade to top of footing. TT. LI&HTWELL; Per architect's plans. ...i u U w 4F ZI ENTRY FOUNTAIN SIDE YARD FOUNTAIN NOT TO SCALE �' "' STEEL FENCING AND GATES; Tubular steel gate 5'-O" high with metalized Iron frame, T8. TRASH; Gr m p 0 NOT TO SCALE wood solid gates with self closing hinges and locking latch. Metalize tubular steel and paint to match TQ. DECK STRUCTURE; Per architect's plans. '� � �Z house trim. Exact color per association guidelines. 80. DRAIN; G 31. EXISTING DOWNSLOPE FENCE; Protect In place. Retro-fit for pool safety. 81. BRONZE NOZZLE; Decorative nozzle with bronze backing plate with water jet cutout design. Q ,; ¢ a 32. PLANTING AREA (PA); Amended top soil, free of debris, rocks and weeds. Backfill all 82. RECESSED SLAB STONE; UM V m N raised planters with approved top soil planting mix. See agronomy Soils report, may be 63. CHISELED STONE LINTEL; � < p required to remove portions of existing Soils In planter areas. b4. BRONZE SPILLWAY TRAY; m CV 33. ARTIFICIAL TURF; High quality. Install per manufacutrerIS recommendations. 65. OVERHEAD STRUCTURE; Open beam wood and Iron structure to be, engineered. a � U 0 x 0 4G 0 O PL EXISTING POOL SAFE WROUGHT 6 TALL WALL IRON GATE I 5' MINIMUM 5'-6" MAX ABOVE RAILING A JAENLT GRADE I NOTE, FOR REFERENCE ONLY AND SHALL BE INSPECTED UNDER SEPARATE PERMIT. F.5. 65.G5 T.W. 65.G5 T.5. 65. T.W. 65.G5 ENTRY LEVEL B.S. 54. I N.G 63.0 DECK IaR ® .5-f,l NOTE ALL POOL AND WATER FEATURES ARE UNDER SEPARATE PERMIT. I NOTE. ALL FOOTINGS AND WALLS ARE FOR REFERENCE ONLY AND SHALL BE INSPECTED UNDER SEPARATE PERMITS. RAISED SPA 56.24 SWIMMING POOL W.L. 54.24 PUDDLE GOPING F.S. 54.74 F.S. 54.85 F.S. 53.45 E POOL ELEVATION 112" = 1 '-0" POOL SAFE WROUGHT PL IRON GATE 5' MINIMUM 5'-6" MAX (OVERALL) ABOVE ADJACENT GRADE EXISTING 6 TALL WALL RAILING g F.S. 65.g5 T.W. 65A5 T.S. 65A T.W. 65A5 ENTRY LEVEL 54. I N.G 63.0 _ DECK \EI,S. GR @ .5 N �_ d (3 N D n I N m i 3 w 0 O 00 O I 0 ° W to V � RAISED 0z SPA 56.24 ° o O QQ - SWIMMING POOL �� d W.L. 54.24 o W 0 1L ° U! GOPING ° ° �L1LI F.S. 54.74 ° O Q o CNV Q a O N o 0 — O M O ° ° w `— 0 0 U (y d ° 0 0 ° 9 0 ° O ° ° ° �O LPNDSCgp�9 ° ° .�F� DANIEL 0 0 o ° o o ° STEW v 1 ° 00 O O 0 0 0 0 0 0 o O 167 'O o ° O OST�TFOF CALIF ° ° y, O V 0 0 0 .� ° ° 0 00 0 ° 00 o O O ° 0 00 o O O ° ° O O° ° ° ° ° 0 0 0 0 0 O 0 O 0 O 0 O O 0 0 0 0 0 0° 0 0CJ 0 0 y v v u Q 3 Cn Q W u U d) zl v .� 0W2 c� Aa QW � Q uum h1 � z o 00 GTO 1/211 = 1 '-0" d7777eF 6 J1 0 r y 5 W 0 47 0 O LIGHTING LEGEND-50LID BRA55 5YM MANUFAGTURE MODEL DE5GRIPTION DUAN. WATTAGE LUMEN ® ALLIANGE OUTDOOR LIGHTING PLI00 SOLID BRA55 PATH LIGHT 1 4W LED 150 42 ALLIANGE OUTDOOR LIGHTING DLI00 SOLID BRASS DIREGTIONAL PATH LIGHT 3 4W LED 250 lmj ALLIANGE OUTDOOR LIGHTING 5LI00 SOLID BRA55 EYE BALL STEP LIGHT 15 3W LED 150 ALLIANGE OUTDOOR L16HTINO ULI00 SOLID BRASS L.E.D. UNDERWATER FOUNTAIN L16HT 2 4W LED 250 ALLIANGE OUTDOOR LIGHTING BL50 SOLID BRASS MINI BULLET UPLIOHT WITH SHIELD I 4W LED 250 oIN POT OR PLANTER T.B.S. T.B.S. POOL/SPA LIGHT 4 NOTE: ALL LIGHT SOLID BRA55, ALL LIGHT TO BE WARM LIGHT LMR-LED-4W (2-700 AND 2900K) ON DIMMERS. SEE LI6HTIN6 5PEG, THIS SHEET. / \ L I G H T I N G N 0 T E S \ \ 1 . COORDINATE W/ ARCHITECT; EXTERIOR HOUSE FIXTURES, CONTROL SWITCH LOCATIONS AND LOAD REQUIREMENT OF LANDSCAPE \ LIGHTING. HOUSE ELECTRIC PANEL MUST BE ADEQUATE FOR HOUSE / AND LANDSCAPE REQUIREMENTS. 2. INSTALL ALL LIGHTING TO CONFORM WITH ALL LOCAL CODES AND PER ASSOCIATION GUIDELINES. 3. IFY EXACT FIXTURES WITH OWNER PRIOR TO INSTALLATION. WIF � � / / / / � / / /� � � ' i i� 4 VERIFY FIN�XTURE AND CONTROL SWITCH LOCATIONS WITH / / / / LANDSCAPE ARCHTT CT AND / OWNER PRIOR TO INSTALLATION. ALL a. i �.� � / / � � � i // i 5. CONCEAL ALL WIRING AND H WARE WDF 6. SEE POTTING DETAIL FOR MORE IN T���QQQN. CONDI ITION TO BE TIVE AND ISTIN6 \ RETAINED ON PLAN \ 7. ALL LIGHTING TO BE DIRECTED AWAY FROM STREET D LOT 122 NEIGHBORS. ADJUST LIGHTING TO AVOID GLARE OR OVER ILL INTO NEIGHBORING PROPERTIES. Al % 'BLUF iF!�5k N U — / ' x . 79, E \ EXISTING / / ❑ �\ BUILDING I 24-1 T1OI Kedon ubb Um* T\ ss 54 s DEVELOPMENT 1 y ARE/ 'B' a 0 I TBAGK Nook \ Il II II II II II II i II I 5 �P�K w ❑ <��. m.� - III o € oo a = I I I I II II II I A L I�� TRAGT NO. I 116 e LOT W" � � g V I I I %Tt „,� �.65.arI OK-Y `C M.M. 36/Ia-20 EBEH� _ _ _ _ � SLPB III a ffiffiH HH H d�H 1 dewtor ffiffiH H H HdH J_ II II II \ \ II II II I �C LK" 0fff� 5 �� C GUTTER o I V I I I \ II i i s s4 �Roam .bRb bray _ ��❑�[�L' Pwitler � D ❑ 5' ETBAGK o� 06 Hall h I I 5' MIN. POOL ENIMM DE neva rl FLOOR 0-rom' � SAFE FENCE ..c _ In II III DO O (A U F ❑ M IN. FOz W A A M -� LU Q \ \ \ \ \ — _ _ — _ _ •• 24' 24' 24'1 24' 24' 24' 24' �\ 24'1 24'1 24'1 24'1 24'1 '4' —24'1 �24'I —24� —241 1-24'1 LL24'I I_24' 2: _ O \ \ \ \ \\ \ \ \ � I I I N76'44' 9"E 253.37' lu z� � WALL — O JW A v vv vvvv I I I I ► I j I I I I I I I 1 � � -- - _ _ ___ -1 1W (DL V v v I I I I I 1 1 III k v� < z a � \ III I I II II 1 1 1 Qz �) LOT 120 EXISTING // �UU)i (Dz ° VIII ► ► III � I111 IIIA I / / / 1� o BUILDING z \� o N 11111111 ► ►. �, IL � I, I11, � 11111111 � ! ; / . It 1, Ir / ./01 0 NOTE: N No non-pool equipment reloted to underground lighting/wiring within 5' of the pool edge. SECTION 4216/4217 OF THE GOVERNMENT CODE o hyo un RECUIRE5 A DIG ALERT IDENTIFICATION NUMBER CN I a d NOTE: BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT Z Zw A Separate permit is/are required for occessory building, IDENTIFICATION NUMBER GALL UNDERGROUND swimming pool, shoring retoining and block walls over 3' tall SERVICE ALERT. (measured from bottom of footing), potio covers and demolition v NOTE: TOLL FREE 1800-422-4133 c m H (Two working days before you dig) ALL LANDSGAPE LIGHTING TO BE LED FOR ENERGY EFFIGIENGY. N ALL FIXTURES TO BE 2-5 WATT LEOSWU ¢ u a v v iX 3 NOTE: P.~ ;¢ L w ALL LIGHTING 15 TO BE INSTALLED AND ADJUSTED 50v u F m z1 AS TO PRECLUDE LIGHT SPILL ONTO ADJACENT o W 3 PROPERTIES. UPLIGHTS WITHIN 10' OF PROPERTY LINES 0 8 16 24 A a uu m q ARE TO BE DIRECTED STRAIGHT UPWARD. SCALE: 1/8" = 1'4' x 0 4g 0 0 LIGHTING LEGEND—SOLID BRA55 5YM MANUFAGTURE MODEL DESGRIPTION QUAN. HATTAGE LUMEN ® ALLIANGE OUTDOOR LIGHTING PLI00 SOLID BRA55 PATH LIGHT I 4H LED 150 ALLIANGE OUTDOOR LIGHTING DLIO0 SOLID BRASS DIREGTIONAL PATH LIGHT 3 4H LED 250 lmj ALLIANGE OUTDOOR LIGHTING SLI00 SOLID BRA55 EYE BALL STEP LIGHT 15 3H LED 150 ALLIANGE OUTDOOR LIGHTING ULI00 SOLID BRA55 L.E.D. UNDERHATER FOUNTAIN LIGHT 2 4H LED 250 ALLIANGE OUTDOOR LIGHTING BL50 SOLID BRASS MINI BULLET UPLIGHT HITH SHIELD I 4H LED 250 oIN POT OR PLANTER T.13.5. T.B.S. POOL/SPA LIGHT 4 NOTE: ALL LIGHT SOLID BRASS, ALL LIGHT TO BE HARM LIGHT LMR-LED-4H (2700 AND 2GOOK) ON DIMMERS. SEE LIGHTING SPEC, TH15 SHEET. L I G H T I N G N 0 T E S 1 . COORDINATE W/ ARCHITECT, EXTERIOR HOUSE FIXTURES, CONTROL SWITCH LOCATIONS AND LOAD REQUIREMENT OF LANDSCAPE LIGHTING. HOUSE ELECTRIC PANEL MUST BE ADEQUATE FOR HOUSE \ AND LANDSCAPE REQUIREMENTS. 2. INSTALL ALL LIGHTING TO CONFORM WITH ALL LOCAL CODES AND ASSOCIATION GUIDELINES. ^° 3. VERIFY CSCT FIXTURES WITH OWNER PRIOR TO INSTALLATION. 4 VERIFY FINAL FIXTU AND CONTROL SWITCH LOCATIONS WITH / LANDSCAPE ARCHITECT A OWNER PRIOR TO INSTALLATION. 5. CONCEAL ALL WIRING AND HARDWAR 6. SEE POTTING DETAIL FOR MORE INFORMATION. WDF 7. ALL LIGHTING TO BE DIRECTED AWAY FROM STREET AND NEIGHBORS. ADJUST LIGHTING TO AVOID GLARE OR OVER SPILL INTO NEIGHBORING PROPERTIES. LOT 122 / SENSITIVE AND EXISTING \ ' CONDITION AIN ONON O OPLAN /� / N BLU__ L / w 41,7 56 57 ` 1-r se /1541 EXISTING / ❑ _ \ BUILDING Suest Bath 1 k \ Aet vePam an // / / // // / / / / I L F P 5' N. O MxJmlcal Roam O X / 55 54 53 Lan" goal Bath �+^ 1% Ekarobe Rom tion LOT 121 Lower HnNWa. 001 B IFva 54.90TRACT t&M Roam (V C / ICI / O. $ dJ N I I I N. . r/ 1116 � - ON %r 49/ 1 M.M. w m I /NOTE, NO A N ��/ 'z w 5:-IOULD BE DI D I 2 ',SETB.AGK ...j —. — .. .. / 36ACI-20 � , m Bw oo o o T I% ►bio Roam oMIw we /h°. /rte 05 case storage ease storage LU 0 .. — I v 0 c� LU Q d v El 111 III / O fX 5 L/ 77 ! MIN. POO \ \ \ \ \ \ \ \ \ \\ \ \ I I I I I 1 �� — \ SAFE GATE N76°44LU '59"E 253.37' 4LL — — _ — — — _ — — v tu CLLU M S I I TI N U IT � WALL E E T IL PLAk15 — tN LIQ- z z� < � � � - LOT 120 BUILDING "-, CIA 0 NOTE: No non-pool equipment related to underground lighting/wiring within 5' of the pool edge. SECTION 4216/421'1 OF THE GOVERNMENT CODEado 3 REQUIRES A DIG ALERT IDENTIFICATION NUMBER CI BE ISSUED BEFORE A "PERMIT TO EXCAVATE" o -3 ; 's bb NOTE: WILL BE VALID. FOR YOUR DIG ALERT Z A W A separate permit i5/are required for accessory building, IDENTIFICATION NUMBER GALL UNDERGROUND o E-, swimming pool, shoring retaining and block walls over 3' tall SERVICE ALERT. afooting), (mesured from bottom of foo ing), patio covers and demolition VSs v NOTE: TOLL FREE I-800-422-4133 c m H (Two working days before you dig) Cn U ALL LANDSCAPE LIGHTING TO BE LED FOR ENERGY EFFICIENCY. u N ALL FIXTURES TO BE 2-5 HATT LEDS u d w 6 C v v � aX 3 NOTE: >� G ; < ALL L16HTINO IS TO BE INSTALLED AND ADJUSTED SO v u F m ZI CD AS TO PRECLUDE LIGHT SPILL ONTO ADJACENT o W M 3 PROPERTIES. UPLIGHTS WITHIN 10' OF PROPERTY LINES 0 8 16 24 A a v w m q ARE TO BE DIREGTED STRAIGHT UPWARD. SCALE: 1/8" = F-0" © o W� r y �1 W 0 �F9 0 0 A E Project: Specification Sheet Type: ALL I ANGE OUTDOOR L I OHT I NO ALL I ANGE OUTDOOR L I OHT I NC ALL I ANGE OUTDOOR L I OHT I NO Model: LMR16-LED-4W-270OK (4 watt MR16 LED) 800-1150-6225 Office LI=D Bullet Light 800-1150-6225 Office LED Step Light 800-1150-6225 Offlce LED Path Light Info®alIlaneeoutdoorIIghting.com 5LI00 L D Infoaallianceoutdoorlighting_com 5L100 L D info®alllanceoutdoorlighting.com PLIO0 LED Specifications and Features: Watts:4 Beam Angle:45° Beam Spread:Flood Q Light Output:250 lumens ��1fdy® Pralecl LUI NC ®.e* � Prolect 000 Color., warm White Specification Sheet Tyr.: Specification Sheet Specification Sheet I Type: I Color Temperature:2700K model: BL100 MR16 Bullet Light) Model: SL100 (Step Light) Model: PI-1100 (Path Light) IBEagEE.aaa F.amn.: I 9 ) swnfiavona am Faewre.: Ij Operating Voltage:l2-24v '., speE8ba6ars and Fuw a.! 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ALLIME Project: 22 tail z Specification Sheet Type: cv � u� (J) (V Model: LMR16-LED-4W-NS (MR16 LED) Specifications and Features: Q6 w z m QBase:MR16 m � BeamAngle:15° ALLIANGE ULIOHTINALLIANGE OUTDOOR LIOHTINO ALLIANGE OUTDOORLIOHTINO ~ o Va) Beam Spread:Narrow Spot 800-930-6225 Office LED Underwater Li ht 800-950-6225 Office LED Bullet LI ht 800-1150-6225 Offlce LED Down Li ht Light Output:250 lumens info�allianceoutdoorllghting.Bora UL100 L D Infa®alljanceoutdoorlighting.com 5L50 L D inta7�alllanceoutdoorllghting.com DLIQO L D Color: Warm White Color Temperature:2900K Operating Voltage:12-24v CRI: Ra>80 0 LED Source: CREE XPE 5ry ,�, `` (V Halogen Equivalent. 35w ALLI'E�!® Prolracc _ ALLIANCE. 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I 1 I -'-./ .tounlvg A;ys:ades: MRtlAaewwios: Ysat 1 961 MAla F 371 ETI6-G'we.tkw.og.AErm frv'sS inatwwro LEO CmaAg G 90f ala:MadafAampYfersg6tanp t Ezxvfk:OLIMIB ,V-F Q- Q �' N 1 ERI?.12'brass riscr•aged.aa wih Her tourer ISERIS.16'brass riser,ago!Nass Fdo, Q� Nga: kJ- 4ebbplaa tu ,red .p -- AccenondiAvaibbeN01e$: U 4 Ar,9LAuw Manan9fia'a - (n W AlmmEngAamaswiaz f B] U}TFRNOUNT —� Z Z W 4 bol Noes: Puq.Rvuna Mam5FlA6sa Q 0 Noes: �v) pl f�P W �S9 * 00 U Cd M SECTION 4216/421'1 OF THE GOVERNMENT GODSon N REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT o IDENTIFICATION NUMBER CALL UNDERGROUND '" ¢ ox SERVICE ALERT. ¢ X � . < Q . Z UNDERWATER LIGHT UPLIGHT IN POTS DIRECTIONAL DOWN LIGHT ° � � W 00 �I TOLL FREE I-800-422-4133 (Two working days before you dig) A a u u Ca Mz " o © o F- x 0 �� 0 0 \ \ GENERAL INSTALLATION NOTES \ SPRINKLER IRRIGATION PLAN IS DIAGRAMMATIC. FINAL LOCATION OF PIPING WILL BE DETERMINED AT TIME OF INSTALLATION. MAINLINE AND LATERALS SHALL BE \ \ PLACED IN SAME TRENCH WHEN POSSIBLE. EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE 04STALLED IN PLANTED / \ AREAS. \ 2• ALL EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH \ \ MANUFACTURERS INSTRUCTIONS AND SPECIFICATIONS, 3. BACKFLOW PROTECTION UNITM SHALL BE INSTALLED IN ACCORDANCE WITH LOCAL _7 ' - % , j 4. ALL MA9qL1NE PIPING SHALL HAVE A MINIMUM OF Ir COVER. ALL LATERAL PIPING SHALL BE DRIVEWAYS ALL BE SLED IN A PVCM OF 12' DEEP. LATERAL PIPING GOING NG ER D AYS SHALL BE SCHEDULE 40 PVC. ALL VALVE CONTROL WIRE SHALL 13E INSTALL® IN SAND TRENCH WITH MAIN1JNE WFIEREEVER POSSIBLE AND SHALL BE SOL.® COPPER AWG #14, TYPE UE, DIRECT WI F i / / / / - / /// BURIAL WIFE, USING SNAPTITE OR SCOTCH-LOC WIRE CONNECTORS. ALL TRENCH BACKFILL SOIL SHALL BE CLEAN, FREE OF ROCKS, TRASH, GLASS, SOLVENT AND CEMENT CONTAINERS AND RAGS. ALL TRENCHES SHALL BE COMPACTED TO A DENSITY EQUAL TO THE UNDISTURBEID SOIL AND SHALL BE BACKFLLED TO FINISH / / wDE 7, FLUSH ALL PIPE LIVES PRIOR TO INSTALLING SPRINKLER HEADS. ' SENSITIVE AND EXISTING CONDITION TO BE RETAINED ON PLAN 8, INSTALL VALVE BORES AT GRADE OVER ALL ELECTRIC VALVES AND INSTALL / �� ANTI-DRAIN VALVES AS NECESSARY TO LOW HEAD GE EROSION � LOT 122 OR DAMAGE g, ALL AND VALVES FOR PROPER OPERATION AND CO GE. .07:7 x9°w SPRINIKLERS ALONG CURBING AID DRIVEWAYS MALL BE SET BACK 24° INCHES ,t:5LUF / �c .0000",- 2 PER CVWD. ALL SPRINKLERS SHALL BE ADJUSTED SO THAT NO WATER IS THROWN ONTC' (�5 G U sb / // /' X 79' ST UCTT S OR NATURAL PAC® MASONRY WALLS, NO OVERTHROW IS PERMITTED ON Er 10, THERE SHALL BE TWO BUBBLERS PROVIDED AT THE OF THE ROOT BALL FOR 54 0 : o v EACH FImD MOWN OR a4° AND BARED TREE OR AND OTHER TREE AT THE DIRECTION OF:THE LANDSCAPE ARCHITECT. �� Z4 EXISTING / / � / / � / /� //� � / � ❑ �\ BUILDING / 5 ❑ I I I I I I I KItdM TWO Unwo ab O L F (iP LIMIT OF IRRICATION N I I I I I I I I I I ( 5 G T U ) AT BLUFF EDGE I I I I I I I I 55 54 5 W DEVELOPMEN0. T ' S AREA 15 l ►bolt I O \ BAA*Pa" ITBAGK / 9 CW - a - Iwr I II II I II I I II I I I 5 �p G� RLI coats. B/1RABE 7000 W. / - - I I I I L I I III III I I I I I 1�T RE 'G A L �� TRAGT NO. 1116 LM Hal" aC❑ MODLE LEVEL F-DUS ED FLOOR•65.00' I 'e` M.M. 36/1 a-2o ❑❑ ❑�� ❑❑ �� III 1 1 1 1 1 1 1 1 II II I I I I T 042%r ❑❑❑FIEF ❑❑ ❑❑❑❑❑❑❑❑❑ mm mE❑Emm ❑�❑ ❑❑�❑❑�❑❑�❑❑�❑ ❑�❑❑�❑ ❑�❑❑�❑ -$ sLPB ❑E❑ ❑❑ ❑E❑E❑E❑E❑ E ❑❑❑❑ ❑ mmm ❑❑ ❑E❑E❑E❑E❑ E❑❑❑ E❑ E❑ E❑E❑E❑ ❑❑ ❑❑❑❑❑❑❑❑❑ ❑❑❑❑ L ❑❑❑❑ elevator ❑❑❑❑❑❑ ❑❑ ❑❑❑❑❑❑❑❑❑ ❑❑❑❑ ❑❑ ❑❑❑❑❑❑ I E❑E❑E❑ ❑❑ ❑❑❑❑❑❑❑❑❑ EEE❑ mmmmm 1 1 1 1 1 1 1 1 IE❑E❑E❑ ❑❑ ❑❑❑❑❑❑❑❑❑ m ❑❑❑❑❑❑❑❑❑❑ III I I 1 I I I �Rom mmm ❑❑ ❑E❑E❑E❑E ❑ E❑ ❑❑❑❑❑❑� \ \ 54 5 - -C❑C❑C❑ C❑ ❑C❑C❑C❑CC ❑ ❑ C❑R D" Agizo / C❑C❑C❑C❑ GUTTER 5 b►g oam leHb Ux y Pa�aer / \ ♦ ❑❑❑❑�❑❑ I L I I I I I I I T I O N � � s' TBAGK Sit Hall I F DOE RRIOA I I I I I I 5' MIN. POOL 'LEVEL FNI'�®FLOOR•TOGO' I I I I I I I I I I I SAFE FENGE W,a, I III I I - III ( U IN. AO 5 CF O \ \ \ \ \ m r 24 24 24 - \ \ I I N76'44'59"E 253.37' wAtt ---- - - - --__ � -k 1 LOT 120 EXIST UN 011 zW .01 IRRIGATION DESIGN NOTES IRRIGATION SPEC,I FIGATIONS:_ Qd v I. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE ESTIMATED APPLIED WATER USE LANDSCAPE IRRIGATION WATER EFFICIENCY WORKSHEETd d Install all materials to comply with all applicable codes and ordinates. EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA. JU1L EAWU=Eto x KL x LA x 0.62(divided by)IE=(gallons per year) 1L W Point of connection at existing water main, verify exact location and water, supply, GPM and P51. 101 Shore Cliff Rd., Corona Del Mar, Ca Z> � The layout shall provide 100% coverage and shall separate turf from shrub/groundcover areas a 2. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHIGH DOES NOT LOSE s well as KEY: 00 OLU l---J a sun from shade areas. PROGRAMMING DATE IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. POINT OF CONNECTION(a) 1"RECYCLED WATER METER EAWU=Estimated Applied Water Use(gallons per year) � 0 Z Q� Provide and Install a solid state automatic controller that allows each system to operate Independently and Eto=Evapotranspiration(inches per year) 1: Q locate It inside the garage, or per the owner's direction. Verify whether existing controller may be used. 3. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO KL=Hydrozone Plant Factor(WUCOLS)or Landscape Coefficient(see Landscape Coefficient formula below) MAXIMUM APPLIED WATER ALLOWANCE (MAWA) RESIDENTIAL <0 ENSURE THE DYNAM I G PRESSURE OF THE SYSTEM 15 WITHIN THE MANUFAGTURERS Total MAWA= (Eto x 0.55 x LA in Sq. Ft.x 0.62) + (Etc x.55 x SLA in Sq. Ft.x 0.62)=gallons per year for LA+SLA - Z Provide all appropriate backflow prevention as required by local codes. Install backflow(s) In shrub/ground LA=LandscapeArea(squarefeet) O Q IYLU cover areas and screen from view with shrubs. REGOMMENDED PRESSURE RANGE. 0.62= Coversion Factor(to gallons per square foot) - v o IE=Irrigation Efficiency=IME x DU KEY: w > Adjust spray heads to eliminate oversproy onto walks, walls, patios and streets. Provide pressure ° compensating screens where needed. 4. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVES, BALL VALVES OR IME=Irrigation Management Efficiency(90%) MAWA=MAXIMUM APPLIED WA TER ALLOWANCE(gallons per year) o DU=Distribution Uniformity of irrigation head Eto=Evapotranspiration(inches per year) N All heads in shrub/ground cover areas adjacent to turf, walks, patios or other paving shall be pop-ups. BUTTERFLY VALVE) SHALL BE INSTALLED AS GLOSE AS POSSIBLE TO THE POINT 0.55=Evapotranspiration Adjustment Factor(ETAF) N Non pressure laterals shall be PVG class 200 with schedule 40 fittings, threaded fittings to be schedule e0. OF GONNEGTION OF THE WATER SUPPLY. Landscape Coefficientfomula: 1.0=ETAF for Special Landscape Area �G��'( * b, Bur laterals 12" dee minimum. KL=Ks x Kd x Kmc (where) LA= Landscape Area(square feet) Q o G w Bury p ) SECTION 4216/421-1 OF THE GOVERNMENT CODE Lo 3 pipes p p p paving. 5. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI Ks=species factor(range_0.1-0.9)(see WUCOLS list for values) 0.62= Conversion n factor(o gallons e rsquare foot) w Q All I es located under pavement to be Installed in schedule 40 sleeves laced prior to avin REGiUIRE5 A DIG ALERT IDENTIFICATION NUMBER Q Wherever possible lace control wires, mainline and laterals within the same trench. STANDARD, ASABE/ICG 802-2014. LANDSCAPE IRRIGATION SPRINKLER AND EMITTER Kd-density factor(range-0.5- 1.3)(see W000LS for density value ranges) p p ( q ) P , BE ISSUED BEFORE A "PERMIT TO EXCAVATE" o w� s L) o Kmc=microclimate factor(range-0.5- 1.4)(see WUCOLS for microclimate ranges) z E w f p p STANDARD, ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT WILL BE VALID. FOR YOUR DIG ALERT � oN' MAWA CALCULATION: > Install drip Irrigation to all pots, conceal tubing. A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL WUCOLS-www.owue.water.ca.gov/docs/wuco1s00.pdf IDENTIFICATION NUMBER GALL UNDERGROUND DEFINED I N ASABEA GG 802-2014. Eto ETAF LA or SLA (so.ft.) Conversion MAWA(Gallons per Year) �P SPRINKLER SERVICE ALERT. EAWU CALCULATION: TYPE MAWA for LA= 39.8 x 0.55 x 3,130 x 0.62 = 4Z480 SUGGESTED EQUIPMENT (or equal) MAWA for Water features 39.8 x 1 x 580 x 0.62 = 14,312 U Eto KL LA Conversion (E EAWU(Gal./Year) d TOLL FREE 1800-422-4133 c m IRRIGATION NOTE: Special landscape area 39.8 x 1 x 0 x 0.62 / 1 = 0 N/A (Two working days before you dig) TOTAL MAWA = 33,710 56,791.814 POP- , UPS; Rainbird 1800 serles Cool season turf 39.8 x 0.8 x 0 x 0.62 / 0.85 = 0 Rotating nozzle u ALL LANDSCAPE AREAS DESIGNATED TO RECEIVE NEW TOTAL LA SQ.FT MAX GALLONS PER YEAR y n ry RISERS; Ralnblyd PA-85 PLANTINGS ARE TO BE IRRIGATED WITH AN AUTOMATICALLY Cool season turf 39.8 x 0.8 x 751 x 0.62 / 0.7 = 21,179 Adjustable spray m w Cool season turf 39.8 x 0.8 x 0 x 0.62 / 0.85 = 0 Drip +, ,S; G � .� p SPRAY NOZZLES; Rainbird 1800 series plastic nozzles CONTROLLED SYSTEM USING LOW GALLON SPRY HEADS. Low water use shrub 39.8 x 0.3 x 1,179 x 0.62 / 0.85 = 10,268 Rotating nozzle z BUBBLERS; Rainbird 1400 series pressure compensating stream bubblers BAGKFLOW PREVENTION TO BE PROVIDED PER STATE, CITY Very low water use shrub 39.8 x 0.2 x 1,200 x 0.62 / 0.85 = 6,967 Rotating nozzle 3 d a a 6 a y y ¢ X 3 Low water use shrub 39.8 x 0.3 x 0 x 0.62 / 0.7 = 0 Micro spray + u Q W AND LOCAL CODES. IRRIGATION AREA: 132 SQ. FT. �. , CONTROL VALVE; Rainbird PEB series, pressure compensating as required Very low water use shrub 39.8 x 0.2 x 0 x 0.62 / 0.7 = 0 Micro spray � re ¢ Z Low water use shrub 39.8 x 0.3 x 0 x 0.62 / 0.8 = 0 Bubbler y z GATE VALVE; Nibco T-113 •�-+ Very low water use shrub 39.8 x 0.2 x 0 x 0.62 / 0.8 = 0 Bubbler z W m 6 3 BAGKFLOW PREVENTER; Febco atmospheric Water feature 39.8 x 1 x 580 x 0.62 / 1 = 14,312 N/A 0 8 16 24 ¢ a 1 Q �l uum Q CONTROLLER; Hardie touch command, wall mount, with lockable enclosure. Mount in garage or pool equipment TOTAL EAWU= 3710 $2,727 Z¢, v o area, verify with owner ,- SCALE: 1/8" = 1'4' o DRIP IRRIGATION; Ralnblyd Xeriscape products, conceal all tubing r y 5 W 0 �� 0 0 \ GENERAL INSTALLATION MOTES SPRINKLER IRRIGATION PLAN IS DIAGRAMMATIC FINAL LOCATION OF PIPING WILL \ BE DETERMINED AT TIME OF INSTALLATION. MAINLINE AND LATERALS SHALL BE \ PLACED IN SAME TRENCH WHEN POSSIBLE. EOUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTED / \ 2. ALL Eounmawr SHALL BE INSTALLED IN ACCORDANCE WITH \ \ mANuFAcTuI NsmCnow AND sPEGFnCATioNS. 3. BACKFLOW P'ROT'ECTION UNFT(S) SHALL BE INSTALLED IN ACCORDANCE WITH LOCAL CODES. 4, ALL MAINLINE PIPING SHALL HAVE A MINIMUM OF Ir COVER ALL LATERAL PIPING SHALL BE TRENCHED A MINWM OF W DEEP. ALL CONTROL WIRE GONG UNDID DRIVEWAYS SHALL BE SLEEVED IN A PNC PIPE. LATERAL PIPING GOING UNDER DRIVEWAYS SHALL BE SCHEDULE 40 PVC. 5. ALL VALVE CONTROL WIFE SHALL BE INSTALI IN SAME TRENCH WITH MAINLINE WHEREEVER POSSIBLE AND SHALL BE SOLID COPPER, AWG 914, TYPE UF, DIRECT BURIAL WIFE USING SNAFTITE OR SCOTCH-LOC WIRE CONNECTORS. T WIF i / / / ' / / / i 6, ALL TR84CH BACKFILL.SOIL SHALL BE CLEAN, FSE OF ROCKS, TRAM, CLASS, SOLVENT AND CEMENT CONTAINERS AND RAGS. ALL TRENCHES SHALL BE COMPACTED TO A DENSITY EOUAL To THE UNDISTURBE13 SOIL AND SHALL BE ALL k /\ � ' '/// / BACKFILLED TO FINISH GRADE LUSH ALL PIPE uIdES PRIOR TO INSTALLNG SPRINKLER FEAD& WDF INSTALL VALVE BOXES AT GRADE OVER ALL ELECTRIC VALVE=S AND INSTALL ANTI-DRAIN VALVES AS NECESSARY TO PREVENT LOW HEAD DRAINAGE EROSION OR DAMAGE 5EN51TIVE AND EXISTING CONDITION TO BE LOT 122 RETAINED ON PLAN 9_ ADJUST ALL SPRNKLERS AND VALVES FOR PROPER OPERATION AND COVERAGE SPRINKLERS ALONG STREU CURBIING AND DRIVEWAYS SHALL BE SET BACK 24 INCHES PER CVWD. ALL SPRINKLERS SHALL BE ADJUSTED SO THAT NO WATER 0 THROWN ONTIC SWALLTRUCTURES OR NATURAL F=ACE=D MASONRY WALLS, NO OVERTHROW IS PERMITTED ON BLUE T / / W 2 HARDSCAPE THERE SHALL BE TWO BUBBLERS I®� THE EDGE OF THE ROOT BALL FOR EACH FGRO LARGEROR 24° APDA BSBOXED TREE OR ANOTHER TREE AT THE DIRECTION OF THE LANDSCAPE ARCHITECT. 54 a ° EX Bu 5C euset EkM Ll fust Room 54. O J \\ \ I I I I I A l l I I ny L F P LIMIT:oF ToRArtY" : Mechcnlcal Room Q \ I I ON-6RADE.1RRI&AT10N.UNTIL / event tweet Z I I I I I I I I I I I ( 5 C, T U ) ',SET.ESTABLISHED, A V I I I I 555 54 5 - - - w fDE\/ELO / 1 \ I TBAGK .. . . . / I Lanc"Z Pool Bath steam G I Exercise 1110001 I I IIII II I I I I IT Gp 1 1AT10 LOT 121 SLO I F EDC ALL ,k// U Lomer HalWai,010M LBVH.5490 M11W Room I I� I I 1 1 1 1 1 1 II I I TRAGT III IIII N RE 'G' / NOcel . 4Z2 i IIIIIIIII IIIII �III I I T ON � r 1116 III2SETBr NOTE, NO A P,GK - -, - 'it'/ M.M. ems, /.,��. SHOULD BE 01 0 1 T �j 36/1 cl-20 �; I 00NSTRUOTION Baro0 IIII 1 1 1 1 I i . ... 1 FMIL /moo. T Media Rose duller wt aC)' Storage 1 1 `.;ta'a9e mp case storage case storage Dt� I U I F ♦ / STORASE d m w ( 5 O O III III III to * X � o o 7t I I 1 5' MIN. POOL 4` SAFE GATE N76'44'59"E 253.37' \ \ \ \ \ \\ \ \ \ \ I I I I I M E EI TI 111' PLA IT 1 \ WALL wN LOT 120 BUI�D�IN& Z W I I I I �. I I I I I I I I I I 1 1 Q �RRIOATIO DESIGN NOTES IRRIGATION SPEC,I FIGATIONS:_ Q v I. AUTOMATIC, IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE ESTIMATED APPLIED WATER USE W Install all materials to comply with all applicable codes and ordinates. LANDSCAPE IRRIGATION WATER EFFICIENCY WORKSHEET p y pp EVAPOTRANSP I RATION OR SOIL MOISTURE SENSOR DATA. EA =Eto x KL x LA x 0.62(divided by)IE=(gallons per year) OLW Point of connection at existing water main, verify exact location and water, supply, GPM and P51. 101 Shore Cliff Rd., Corona Del Mar, Ca -A ILI Z> 2. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE KEY; 0 p Gua y The layout shall provide l00% coverage and shall separate turf from shrub/groundcover areas as well as PROGRAMMING DATE IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. LU �� a sun from shade areas. EA =Estimated Applied Water Use(gallons per year) POINT OF CONNECTION(c 1"RECYCLED WATER METER Q Provide and Install a solid state automatic controller that allows each system to operate Independently and Efo=Evapotranspiration(inches per year) Q O �L locate It inside the garage, or per the owner's direction. Verify whether existing controller may be used. 3. PRESSURE REGULATORS SHALL BE INSTALLED ON THE RRI GATI ON SYSTEM TO KL=Hydrozone Plant Factor(WUCOLS)or Landscape Coefficient(see Landscape Coefficient formula below) MAXIMUM APPLIED WATER ALLOWANCE (MAWA) RESIDENTIAL to �/ (K00 ENSURE THE DYNAMIC, PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS LA Landscape Area(square feet) �_ p Provide Gill appropriate backflow prevention as required local codes. Install backf low(s) in shrub/ round Total MAWA= (Eto x 0.55 x LA in Sq. Ft.x 0.62) + (Eto x.55 x SLA in Sq. Ft.x 0.62)=gallons per year for LA+SLA Q IY N c� cover areas d screen from viewith shrubs. q g RECOMMENDED PRESSURE RANGE. 0.62= Coversion Factor(to gallons per square foot) Q J $ IE=Irrigation Efficiency=IMEx DU Adjust spray heads to eliminate oversproy onto walks, walls, patios and streets. Provide pressure IME=Irrigation Management Efficiency(9091o) KEY: J compensating screens where needed. 4. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVES, BALL VALVES OR DU=Distribution Uniformity of irrigation head MAWA=MAXIMUM APPLIED WA TER ALLOWANCE(gallonsperyear) o All heads in shrub/ground cover areas adjacent to turf, walks, patios or other paving shall be pop-ups. BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT Eto=Evapotranspiration(inches per year) N OF GONNEGTI ON OF THE WATER SUPPLY. Landscape Coefficient fomula: 0.55=Evapotranspiration Adjustment Factor(ETAF) Non pressure laterals shall be PVC class 200 with schedule 40 fittings, threaded fittings to be schedule &0. KL=KsxKdxKme (where) 1.0=ETAF for Special Landscape Area Bury laterals 12" deep minimum. Ks=species factor(range=0.1 -0.9)(see WUCOLS list for values) LA= Landscape Area(square feet) P �d bo 5. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI SECTION 4216/4217 OF THE GOVERNMENT CODE a� C o -o All pipes located under pavement to be Installed in schedule 40 sleeves placed prior to paving. �� Kd=density factor(range=0.5- 1.3) (see WUCOLS for density value ranges) 0.62= Conversionfactor(togallonspersquarefoot) REOUIRE5 A DIG ALERT IDENTIFICATION NUMBER a �, STANDARD, ASABEA GG 802-2014. LANDSGAPE I RRI GATI ON SPRINKLER AND EMITTER Kmc=microclimate factor(range-0.5- 1.4)(see WUCOLS for microclimate ranges) SLAQ= Special Landscape Area(square feet) J BE ISSUED BEFORE A PERMIT TO EXCAVATE o w 3 Wherever possible place control wires, mainline and laterals within the same trench. STANDARD," ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOGUMENT oN• f o WILL BE VALID. FOR YOUR DIG ALERT Install drip Irrigation to all pots, conceal tubing. A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL WUCOLS-www.owue.water.ca.,gov/docs/wucols00.Pdf MAWA CALCULATION; IDENTIFICATION NUMBER GALL UNDERGROUND DEFINED IN ASABE/IGC, 802-2014. SPRINKLER Eto ETAF LAorSLA (sg.ff) Conversion MAWA(Gallons per Year) SERVICE ALERT. d� EAWU CALCULATION: TYPE MA WA for LA= 39.8 x 0.55 x 3,130 x 0.62 = 42,480 4 SUGGESTED EQUIPMENT (or equal) Eto KL LA Conversion IE EAWU(GaL Year) MAWA for Water features 39.8 x 1 x 580 x 0.62 = 14,312 F=RF� F" Special landscape area 39.8 x 1 x 0 x 0.62 / 1 = 0 N/A TOLL 1-600-422-4133 O m IRRIGATION NOTE: (Two working days before you dig) Cool season turf 39.8 x 0.8 x 0 x 0.62 / 0.85 = 0 Rotatingnozzle T POP-UP5; Ralnblyd 1&00 series TOTAL MAWA = 3710 56,791.814 •'-' N [-" ALL LANDSCAPE AREAS DESIGNATED TO RECEIVE NEW Cool season turf 39.8 x 0.8 x 751 x 0.62 / 0.7 = 21,179 Adjustable spray d y U R15ER5; Rainblyd PA-85 PLANTINGS ARE TO BE IRRIGATED WITH AN AUTOMATIGALL)' Cool season turf 39.8 x 0.8 x 0 x 0.62 / 0.85 = 0 Drip TOTAL LA SQ.FT. MAX.GALLONS PER YEAR m Low water use shrub 39.8 x 0.3 x 1,179 x 0.62 / 0.85 = 10,268 Rotating nozzle +• O 6 O SPRAY NOZZLES; Rainblyd 1&00 series plastic nozzles CONTROLLED SYSTEM USING LOW C-BALLON SPRY HEADS. Very low water use shrub 39.8 x 0.2 x 1,200 x 0.62 / 0.85 = 6,967 Rotating nozzle }" ¢ BUBBLERS; Ralnblyd 1400 series pressure compensating stream bubblers BACKFLOW PREVENTION TO BE PROVIDED PER STATE, CITY Low water use shrub 39.8 x 0.3 x 0 x 0.62 / 0.7 = 0 Micro spray a X 3 AND LOCAL CODES. IRRIGATION AREA: 132 S0. FT. Very low water use shrub 39.8 x 0.2 x 0 x 0.62 / 0.7 = 0 Micro spray p < W CONTROL VALVE; Rainblyd PEB series, pressure compensating as required Low water use shrub 39.8 x 0.3 x 0 x 0.62 / 0.8 = 0 Bubbleru u u GATE VALVE; Nibco T-115 Very low water use shrub 39.8 x 0.2 x 0 x 0.62 / 0.8 = 0 Bubbler v O Z fZ C7 BAGKFLOW PREVENTER, Febco atmospheric Water feature 39.8 x 1 x 580 x 0.62 / 1 = 14,312 N/A 0 8 16 24 id w T Q Q a MUm o CONTROLLER, Hardie touch command, wall mount, with lockable enclosure. Mount in garage or pool equipment TOTAL EAWU= 33,710 $2,727 m Z area, verify with owner N ON SCALE: 1/8" = F-0" © o DRIP IRRIGATION; Rainblyd Xeriscape products, conceal all tubing -) r y 5 W 0 52 0 0 1. SHRUB, SET TOP OF ROOTBALL 1 2 V ABOVE FINISH GRADE, TYP. I. EMITTER 1. EAVE OF BUILDING � WALL 2. 2" DEEP SHALLOW BASIN FORMED AROUND ROOTBALL, 2. MICRO-SPRAY: 2. RAIN SENSOR: BELOW FINISH GRADE 1 3 4 14 5 6 2 3. 1/4-INCH VINYL DISTRIBUTION 3. FEMALE ADAPTER (SLIP X RIFT) 3. MULCH LAYER TUBING: 1 2 4. 3/4-INCH CLASS 200 PVC PIPE 1. CONTROLLER: 4. FERTILIZER TABLETS 7 4. 1/4-INCH TUBING STAKE: INDOOR/OUTDOOR WALL MOUNT 1. FINISH GRADE/TOP OF MULCH 5. SECURE WITH APPROVED PIPE IN LOCKING WEATHERPROOF CABINET 5. ROOTBALL, UNTANGLE MATTED ANCHOR (1 OF 3) ROOTSSAT AT EDGE WITH WATER 5. MULTI-OUTLET EMITTER 2. POP-UP SPRAY SPRINKLER: 6"MIN. 2. 1.5-INCH PVC SCH 40 CONDUIT FROM DO NOT CRACK 3" MIN. 6. 45' EL (SLIP X SLIP) AND FITTINGS 6. TOP OF MULCH 3. PVC SCH 40 ELL 1 OF 2 0 1 3. JUNCTION BOX 6. NATIVE SOIL, SCARIFY 6"-10" OR 7. FLEX RISER STAKE: 4. MARLEX STREET ELL 7. 90° EL (SLIP X SLIP) 1 COMPACTED BACKFILL ® 4. WIRES TO REMOTE CONTROL 8. FINISH GRADE 4 5. PVC SCH 80 NIPPLE 8. WIRE TO IRRIGATION CONTROLLER Q VALVES 7. NATIVE GRADE OR COMPACTED - _ __ _ (LENGTH AS REQUIRED) FILL 9. POLYFLEX RISER: � 5. 1-INCH PVC SCH 40 CONDUIT III III III _ I III: 6. PVC SCH 40 TEE OR ELL 3 Aulomollc SO^nkler Controller TO POWER SUPPLY - II III-III II III ISIISI11 11 10. RETROFIT PRESSURE 7 8 8. FINISH GRADE �� III III � � � III: REGULATOR: 7. PVC LATERAL PIPE - I-III-III III-III- -III-III-I 9. SCARIFY SIDES OF PLANT PIT 1- 11. SCH 80 PVC NIPPLE 4 -I -I -I -III-IIIIII-III 10. AMENDED BACKFILL, (MIX PRIOR - (LENGTH AS REQUIRED) 'I 1-I I-III III=111= 2 TO PLACING IN PLANT PIT) 8 -111 1-11 12. PVC LATERAL PIPE 2 -111=11 - 1=1II- 1=1 5 3 8 16 I 13. PVC SCH 40 TEE OR ELL \ 7 14. VALVE BOX WITH COVER: 6 3 15 6-INCH SIZE =1 1=1 1=1 15. BRICK (1 OF 4) 9 s - 4 \\j\\\j\\j\\ ° 9 10 16. 3-INCH MINIMUM DEPTH OF - 8 3/4-INCH WASHED GRAVEL 3 , �l =1 12 4 5 5 4 s 1�1-1�1 1�1 1�1 1�1 111: I IT =111=111=111=111= L- 11 3 7 1 1111 111 III III III Ilh 2X ROOTBALL Q SHRUB PLANTING M MULTI OUTLET EM M I TTER ASSEMBLY I HI - POP WITH SPRAY E RAIN SENSOR ON EAVE A CONTROLLER 1. TREE, SET TOP OF ROOTBALL 1. REDUCED PRESSURE 1" ABOVE FINISH GRADE, TYP. BACKFLOW PREVENTER 1. NOZZLE: 1 1. FINISH GRADE/TOP OF MULCH 1 2. 2" DIAMETER LODGEPOLE 2. COPPER MALE ADAPTER STAKE, PLACED ON THE WIND- 2. PLASTIC SHRUB ADAPTER: 2. QUICK-COUPLING VALVE: 3 1 2 (1 OF 2) WARD SIDE OF THE TREE, j\\j/\\j/\\j \\j/\ STAKE SHALL NOT PENETRATE 1 3. FINISH GRADE/TOP OF MULCH ,/\\/ 3. VALVE BOX WITH COVER: 3. COPPER UNION ROOTBALL 2 6-INCH SIZE (1 OF 2) 4. UV RADIATION RESISTANTS\\,�\\ 3. TREE TIE PVC SCH 80 NIPPLE 4. PVC SCH 80 NIPPLE 4 4. COPPER 90' ELL _ (LENGTH AS REQUIRED) 3 (LENGTH AS REQUIRED) (1 OF 4) 4. 2' DEEP SHALLOW BASIN 2 FORMED AROUND FOOTBALL, 5. PVC SCH 40 ELL 5. 3-INCH MINIMUM DEPTH OF 5. COPPER PIPE 6. MARLEX STREET ELL BELOW FINISH GRADE 4 3/4-INCH WASHED GRAVEL 5 ® III III ® (TYPICAL) 3 2 5. MULCH LAYER 7. 1/2-INCH PVC SCH 80 NIPPLE 5 6. PVC SCH 40 STREET ELL 6. FINISH GRADE 6. FERTILIZER TABLETS (LENGTH AS REQUIRED) - 7. BRICK (1 OF 2) 7. COPPER PIPE FROM POINT- S OF-CONNECTION 7. FOOTBALL, UNTANGLE MATTED 8. PVC SCH 40 TEE OR ELL 6 8. PVC SCH 80 NIPPLE 12" ROOTS AT EDGE WITH WATER (LENGTH AS REQUIRED) 6 8. 1-1/2 CU. FT. CONCRETE FROM HOSE, DO NOT CRACK 9. PVC LATERAL PIPE ll - (THRUST BLOCKS) ROOTBALL 4 �J 7 9. PVC MAINLINE PIPE 9. IRRIGATION MAINLINE PIPE 8. NATIVE SOIL, SCARIFY C-10" OR 10. 1 CU. FT. CONCRETE /// /�//x� COMPACTED BACKFILL 4 9. NATIVE GRADE OR COMPACTED - 7 6 c d d FILL d a, e d d, d 4. 5 0 10. FINISH GRADE da a 11. SCARIFY SIDES OF PLANT PIT „ m 12. AMENDED BACKFILL, (MIX PRIOR TO PLACING IN PLANT PIT) 5 6 8 9 10 8 9 7 8 8 9 AI 12 1.NOTE:INSTALL BACKFLOW PREVENTER AS REQUIRED BY LOCAL CODES AND HEALTH NOTE: DEPARTMENT. VERIFY LOCAL REQUIREMENTS PRIOR TO INSTALLATION. -111-111-111 111-III 9 1. FURNISH FITTINGS AND PIPING NOMINALLY SIZED IDENTICAL TO 2. MAY ONLY BE USED ON DOMESTIC (POTABLE) WATER SYSTEM FOR '=III III=III=III=1 I=III- NOMINAL QUICK COUPLING VALVE INLET SIZE. IRRIGATION. R TREE PLANTING, DOUBLE STAKED N RISER WITH SPRAY OR BUBBLER F QUICK - COUPLING VALVE B BACKFLOW PREVENTER 1. TREE, SET TOP OF FOOTBALL 1" ABOVE FINISH GRADE, TYP. 2. 2" DIAMETER LODGEPOLE STAKE, PLACED ON THE WIND- WARD SIDE OF THE TREE, 1. 30-INCH LINEAR LENGTH OF WIRE, STAKE SHALL NOT PENETRATE COILED 1 ROOTBALL 1 2 3 4 5 2. WATER PROOF CONNECTION 3. TREE TIE (1 OF 2) 4. 2" DEEP SHALLOW BASIN 1 2 3 3. ID TAG FORMED AROUND FOOTBALL, INSTALL GUYS HAND TAUT TO BELOW FINISH GRADE 1. FINISH GRADE 1. VALVE BOX WITH COVER: 4. VALVE BOX WITH COVER: PREVENT DEFORMATION OF LIMBS 18-INCH SIZE \ 12-INCH SIZE 5. MULCH LAYER i 2 2. POP-UP ROTOR SPRINKLER 6 2. PRESSURE REDUCING 5. FINISH GRADE/TOP OF MULCH 6. FERTILIZER TABLETS 3. PVC SCH 80 NIPPLE VALVE: 3"I MIN. (LENGTH AS REQUIRED) `.r,. 3. FINISH GRADE TOP OF MULCH 7 6. REMOTE CONTROL VALVE: 7 ROOTS AT EDGE WITH WATER UNTANGLE D / (CLOSE)4. MARLEX STREET ELL 7. PVC SCH 80 NIPPLE CLOSE FROM HOSE, DO NOT CRACK 6,. 4. PVC MAINLINE PIPE 8 F ROOTBALL 5. PVC SCH 40 TEE OR ELL 8. PVC SCH 40 ELL w 13 5. PVC SCH 80 UNION z 8. NATIVE SOIL, SCARIFY 6"-10" OR 3 6. PVC LATERAL PIPE (SOC X FIPT) (1 OF 2) 9 9 PVC SCH 80 NIPPLE AS REQU RED) COMPACTED BACKFILL 7. PVC SCH 40 ELL 6. PVC OF�H 80 CLOSE NIPPLE O O o 10. BRICK 1 OF 4 N 14 9. NATIVE GRADE OR COMPACTED - 4 ( ) 00 0�0 Q�O ���� 10 ( ) 16 FILL 7. 3.0-INCH MINIMUM DEPTH OF 11. SCH 80 NIPPLE (2-INCH LENGTH, 3/4-INCH WASHED GRAVEL HIDDEN) AND SCH 40 ELL 4 10. FINISH GRADE 11 3 8. BRICK 1 OF 4 ~ 10 11. SCARIFY SIDES OF PLANT PIT ro � (5 , 12. PVC MAINLINE PIPE '� z u 12. AMENDED BACKFILL, (MIX PRIOR I -FLOW 13. PVC SCH 40 TEE OR ELL m 45 TO PLACING IN PLANT PIT) m F 3 \ \/�\ \ I 14. PVC SCH 40 MALE ADAPTER o 0 o N 13. (3) DOUBLE STRANDED #10 GUAGE o0oa0 0,o° OVGLACE DTGUY WIRES,URNBUCKLES,ITSPACED Ooo 00o DO° ov �o R� 5. PVC LATERAL PIPE _I ✓j/j\//j/ 11 11 EQUALLY AROUND TREE. oQo OOOOOOOo00o00� 15 14 6 13 2 16. 3.0-INCH MINIMUM DEPTH OF 7 - Ill 12 14. COVER WIRES WITH 3/8" DIA. WHITE 7 6 4 5 8 7 6 5 4 3/4-INCH WASHED GRAVEL PVC TUBING 3' LONG MINIMUM 8 - 111: 15 15. GALVANIZED METAL DEADMAN, 18" Q 11 11-1�1-111-111-111-1 1- 9 MINIMUM BELOW FINISH GRADE W 11)N W 1 1111;,111 III III III III 2X ROOTBALL 16. 2 PLY RUBBER HOSE TO COVER \ N p WIRE AT POINT OF CONTACT V z o S TREE PLANTING AND GUYING 0 K POP- UP W/ ROTOR G PRESSURE REDUCING VALVE C REMOTE CONTROL VALVE Qoo ~ O SECTION VIEW 1. PVC SCH 80 NIPPLE ft -1 1. PALM TREE, TRIM FRONDS AND TIE FOR 30 DAYS WITH ORGANIC TWINE MAINLINE, LATERAL, MAINLINE LATERAL WIRING IN 2. VALVE BOX WITH COVER: 1^ AND WIRING IN PIPE PIPE CONDUIT 24-INCH SIZE V__ %J < V 2. PALM TRUNK, TRIMMED AND SET z VERTICAL THE SAME TRENCH 3. ID TAG: � d a 3. SAND BACKFILL, WATERJETTED7 6 5 4 3 2 1 4. WATER PROOF CONNECTION Q z -'� DURING PLANTING FOR MAXIMUM 1. BUBBLER HEAD OR DRIP IRRIGATIONth STABILITY HEAD BELOW LIP OF POT, ADJUST AS Q REQUIRED. 1/2" COPPER UNDER ALL �/� �/ �/� 5. 30-INC , LINEAR LENGTH �_ J 1 4. 2" DEEP SHALLOW BASIN HARDSCAPE AND INTO POT / \ \ \ \ OF WIRE, COILED ,� [� z FORMED AROUND FOOTBALL, 1. ROTOR SPRINKLER: \/\ \/\ \\/\ \ 8 V 1 v J BELOW FINISH GRADE 2. 4" LONG PVC PIPE, DIA. TO MATCH \ \ / / / 6. FINISH GRADE z o DRAIN HOLE (3/4" MIN.) EPDXY IN 2. FINISH GRADE i •O \/ \ O \/\\ / U PLACE THROUGH DRAIN HOLE INTO 2 \�� % 7. TOP OF MULCH J �' 5. MULCH LAYER 3. UV RADIATION RESISTANT ,\ �\ �\ �� ,\ �\ \ �\ / DRAIN LINE AND WATERPROOF SEAL O PVC SCH 80 NIPPLE 8. PVC SCH 40 COUPLING 2 6. FERTILIZER TABLETS AROUND HOLE 3 (LENGTH AS REQUIRED) 9 `,\\�//\// 3" . j 3IRRIGATION AND ELECTRIC LINES 9. PVC SCH 80 NIPPLE 1J * N 7. ROOTBALL, TRIMMED 4. PVC SCH 40 ELL '` (LENGTH AS REQUIRED) FG bi TO HAVE WATERPROOF SEAL PLAN VIEW 10 4' W 8. NATIVE GRADE OR COMPACTED AROUND HOLE WIRE W/0 CONDUIT Q 5. MARLEX STREET ELL 10. PVC SCH 40 ELL FILL 1 4. MIRAFI FILTER CLOTH vi P s a 'C 6. PVC SCH 80 NIPPLE 9. FINISH GRADE LENGTH AS REQUIRED 9 11. PVC SCH ID NIPPLE 2-INCH 7 zw $ v 5. 2" MIN. GRAVEL LAYER ( ) LENGTH, HIDDEN AND Z z w PVC SCH 40 ELL j 4 7. PVC SCH 40 TEE OR ELL Oo g 0 0o a 12. PVC SCH 40 TEE OR ELL 10. SCARIFY SIDES OF PLANT PIT // , 9 6. PAVING, PER CONSTRUCTION PLANS 5 4 5 7\�i 8. PVC LATERAL PIPE 11 00� Oo 0o O o O 13. BRICK (1 OF 4) 7 \\//`�/ - ELECTRICAL OHOUSE IRRIGATION AND 5 \ 8. DRAINAGE LINE PER GRADING PLAN 14. 3.0-INCH MINIMUM DEPTH OF 2 io 'a�. : 3 3/4-INCH WASHED GRAVEL 9. POTTERY 15. PVC MAINLINE p =III- =111 ', =III =11 a.. _ RUN WIRING BENEATH ALL SOLVENT WELD TIE A 24-INCH LOOP IN 16. CONTROL ZONE KIT: 3 'i -i 11-111-1 i 1 li 11-111-PI-1 i4=1 AND BESIDE MAINLINE. PLASTIC PIPING TO ALL WIRING AT CHANGES 12 13 14 15 16 17 18 19 Q� 111_ -111 III =11 III III 111 F ;III- - - - - - � TAPE AND BUNDLE AT BE SNAKED IN OF DIRECTION OF 30' 7. PVC SCH 80 UNION FOR X11 111 111 = 10-FOOT INTERVALS. TRENCH AS SHOWN. OR GREATER. UNTIE SERVICING ASSEMBLY ,�' O �- - �- 6 18. PVC SCH 40 MALE ADAPTER � u III_ 6 AFTER ALL CONNECTIONS Z •. ° �. 111 -I�IJ�1- = a 12 O, - - - NOTES: HAVE BEEN MADE. 3 � a -�Ooa -111 -- 7 19. PVC LATERAL PIPE y w `~ ¢ x ' 6 5 7 ++ ¢a 14 u < Z -I11- NOTE: 1. SLEEVE BELOW ALL HARDSCAPE ELEMENTS WITH CLASS 200 PVC TWICE THE U) 111=III-III=III=1 u u w 6" CLEAR AROUND -III-III-III-III=11 DIAMETER OF THE PIPE OR WIRE BUNDLE WITHIN. F FOOTBALL 8 1. A SWING PIPE ASSEMBLY MAY BE USED WITH FLOWS LESS THAN 4 GPM. 2. FOR PIPE AND WIRE BURIAL DEPTHS SEE SPECIFICATIONS. '� O z ro zWM T PALM TREE PLANTING P POTTERY PLANTING L RISER WITH ROTOR H PIPE 8c WIRE TRENCHING D XERIGATION CONTROL ASSEMBLY © ¢ � N x o �� 0 O GENERAL IRRIGATION SYSTEM PART 4.1 PURPOSE OF SPECIFICATIONS 3.4 TRENCHING AND BACKFILL UNDER PAVING C. Except as noted in paragraphs A and B of section 2.3, all requirements for non- 1.1 SUMMARY pressure lateral line pipe and fittings shall be the same as for solvent-weld pressure A. It is the intention of these specifications to accomplish the work of installing a sprinkler A. Trenches located under areas where paving, asphaltic concrete or concrete will be installed mainline pipe and fittings as set forth in section 2.3 of these specifications, (primer not The work covers an automatically controlled irrigation system complete. Including all system, which will operate in an efficient and satisfactory manner according to workmanlike and be backfilled with a sand layer six (6) inches below the pipe and three (3)inches above the required). trenching, backfilling, and compacting: sleeves, installation of pipe, valves, irrigation heads, standards established for sprinkler operation. Not withstanding is the fact that these pipe, and compacted in layers to 95% compaction using manual or mechanical tamping devices. fittings, and all other appurtenances: connections to water services,testing: installation of specifications may deficient in setting forth a complete detailed description for the work to be Trenches for piping shall be compacted to equal the compaction of the existing adjacent 2.5 BRASS PIPE FITTINGS controllers, electrical connections and wiring: adjustment of systems: necessary accessories as done. undisturbed soil and shall be left in a firm unyielding condition. All trenches shall be flush with shown on the drawings and specified herein. the adjoining grade. The sprinkler irrigation contractor shall set in place, cap, and pressure test A. Where indicated on the drawings, use red brass screwed pipe conforming to It shall be the responsibility of the contractor to install said sprinkler system in such a manner all piping under paving prior to the paving work. federal specification#W W-P-351. 1.2 REQUIREMENTS that it shall operate efficiently. 3.5 PIPELINE ASSEMBLIES B. Fittings shall be red brass conforming to federal specification#WW-P-460. A. All work and materials shall be in accordance with the uniform plumbing code published by the western plumbing officials association, all state and local codes and regulations, and other Failure to call for any one of the observations called for below will constitute immediate A. Routing of sprinkler irrigation lines as indicated on the drawings is diagrammatic. Install 2.6 BACKFLOW PREVENTION UNITS applications are to be construed to permit work not conforming to these codes. Should the stoppage of all performance payments of the contractor. lines (and various assemblies) in such a manner as to conform to the details per the plans. construction documents or instructions be at variance with the aforementioned rules and A. Backflow prevention units shall be of size and type indicated on the irrigation regulations, notify the irrigation consultant and await his instructions before proceeding with the Observations are required for the following: B. Install no multiple assemblies in plastic lines. Provide each assembly with its own outlet. drawings. Install backflow prevention units in accordance with irrigation construction work affected. details. 1. Upon installation and testing of mainlines, visits. C. Install all assemblies specified herein in accordance with respective detail. In the absence of B. Manufacturer's directions: manufacturer's directions and detailed drawings shall be followed detail drawings or specifications pertaining to specific item required to complete work,perform 2.7 CHECK VALVES FOR DOMESTIC WATER ONLY in all cases where the manufacturers or articles used in this contract furnish directions covering 2. Upon installation of lateral lines, visits. such work in accordance with best standard practice with prior approval or irrigation consultant. points not shown in the drawings and specifications. A. Anti-drain valves shall be of heavy-duty virgin PVC construction with F.I.P. 3. A complete operating test of entire system at final observation, visits. D. Solvent weld PVC pipe fittings using solvents and methods recommended by the thread inlet and outlet. Internal parts shall be stainless steel and neoprene. Anti-drain C. Manufacturer's warranties: manufacturer's warranties shall not relieve liabilities under the manufacturer of pipe, except where screwed connections are required. Pipe and fittings shall be valve shall be field adjusted for elevation changes from five (5)to forty (40) feet. Anti- guarantee. The irrigation consultant may at his option,require a manufacturer's warranty on any The required maintenance period for the system shall not begin until the final observation has thoroughly cleaned of dirt, dust, and moisture before applying solvent. Clean off excess solvent. drain valve shall be similar to the valcon "ADV" ora roved equal. product proposed for use. been made and all installation approved by the irrigation consultant. All welded joints shall be cured at least fifteen(15)minutes before moving or holding and PP q P P P twenty four(24)hours before water is permitted in the pipe. All poly-tubing fittings shall be of 2.8 CONTROL WIRING D. All work called for on the drawings by notes shall be furnished and installed whether or not 4.1 PURPOSE OF SPECIFICATIONS compression type. Insert fittings are not acceptable. Avoid kinking of poly tubing. Connection specifically mentioned in the specifications. Do not willfully install the sprinkler system as between tubing and fittings to be clean and free of dust and dirt. A. Connections between the automatic controllers and the electric control valves indicated on the drawings when it is obvious in the field that unknown obstructions or grade A. It is the intention of these specifications to accomplish the work of installing a sprinkler shall be made with direct burial copper wire AWG-U.F. 600 volt. Install in accordance differences exist that might not have been considered in the engineering, or if discrepancies in system, which will operate in an efficient and satisfactory manner according to workmanlike E. Make all connections with threaded fittings using Teflon tape. Take up with light wrench with manufacturer's specifications and wire chart. In no case shall wire be less than#14. the construction details, legend or specific notes area discovered. All such obstructions or standards established for sprinkler operation. Not withstanding is the fact that these pressure. Pilot wires shall be a different color wire for each automatic controller. discrepancies shall be brought to the attention of the irrigation consultant. In the event this is specifications may deficient in setting forth a complete detailed description for the work to be not done,the contractor shall assume full responsibility for the necessary revisions. done. 3.6 AUTOMATIC CONTROLLER B. Wiring shall occupy the same trench and shall be installed along the same route as pressure supply or lateral lines whenever possible. E. Due to scale of drawings, it is not possible to indicate all offsets, fittings, sleeves, etc. which It shall be the responsibility of the contractor to install said sprinkler system in such a manner A. Install as per manufacturer's instructions. Remote control valve shall be connected to may be required. The contractor shall carefully investigate the structural and finished conditions that it shall operate efficiently. controller in numerical sequence. As shown on the drawings. C. Where more than one (1)wire is placed in a trench, the wiring shall be taped affecting all of his work and plan his work accordingly, furnishing such fittings, etc. as may be together at intervals of ten(10) feet. required to meet such conditions. Drawings are generally diagrammatic and indicative of the 3.7 HIGH VOLTAGE WIRING FOR AUTOMATIC CONTROLLER work to be installed. The work shall be installed in such a manner as to avoid conflicts between D. An extension curl shall be provided within three (3) feet of each wire connection. irrigation systems, planting, and architectural features. A. 120 Volt power connection to the automatic controller shall be provided by the irrigation Expansion curl shall be of sufficient length at each splice connection at each electric contractor. control valve, so that in case of repair, the valve bonnet may be brought to the surface 1.3 PROTECTION AND DAMAGE without disconnecting the control wires. Control wires shall be laid loosely in trench B. All electrical work shall conform to local codes, ordinances, and union authorities having without stress or stretching of control wire conductors. A. Protect work and materials from damage during construction and storage. PVC pipe and jurisdiction. fittings shall be protected from direct sunlight. E. All splices shall be made with scotch-lok#3576 connector sealing packs. 3.8 REMOTE CONTROL VALVES Rainbird snap-tite wire connector or approved equal. Use on splice per connector sealing B. Assume all responsibility for damage to existing construction and restore to its original A. Install where shown on drawings and details. When grouped together, allow at least twelve pack. condition should damage occur as a result of this work. (12) inches between valves. Install each remote control valve in a separate valve box. Each F. Field splices between the automatic controller and electrical control valves will C. Contractor shall securely cover openings into system and cover apparatuses, equipment, and valve number shall be stenciled on valve box with white epoxy paint. not be allowed without prior approval of the irrigation consultant. appliances both before and after being set in place to prevent obstruction in the pipes and 3.9 CLOSING OF PIPE AND FLUSHING LINES2.9 AUTOMATIC CONTROLLERS prevent breakage,misuse or disfigurement of the apparatuses, equipment or appliances. A. Ca or plug all openings as soon as lines have been installed to prevent the entrance of 1.4 AS-BUILT DRAWINGS P P gP A. Automatic controllers shall be of size and type shown on the plans. materials that would obstruct the pipe and sprinklers. Leave in place until removal is necessary A. The contractor shall prepare "as-built" drawings which shall show deviations from the bid for the completion of installation. B. Final location of automatic controllers shall be approved by the owner's authorized documents made during construction affecting the locations of pipe, fittings,remote control B. Thoroughly flush out all water lines before installing heads and valves. representative, valves, wire, controllers, irrigation heads etc. C. Unless otherwise noted on the plans, the 120 volt electrical power to the B. Before final acceptance of work, contractor shall transfer all "as-built" information onto best 3.10 SPRINKLER HEADS automatic controller location to be furnished by others. The final electrical hook up shall quality oxlaid mylar and deliver to the irrigation consultants. be the responsibility of the irrigation contractor. A. Install the sprinkler heads as designated on the drawings. Sprinkler heads to be installed in 1.5 GUARANTEE this work shall be equivalent in all respects to those itemized. 2.10 ELECTRIC CONTROL VALVES B. Spacing of heads shall not exceed the maximum indicated on the drawings. In no case shall A. All work shall be guaranteed in writing for(1)year from date of acceptance against all P g g A. Provide and install one control box for each electric control valve. defects in materials, equipment, and workmanship. Guarantee shall also cover repair or damage the spacing exceed the maximum recommended by the manufacturer. to any part of the premises resulting from leaks or other defects in material, equipment, and 2.11 CONTROL VALVE BOXES workmanship to the satisfaction of the irrigation consultant. Repairs if required shall be done A. Use 10"x10 1/4" round box for all ball valves, Carson industries#910-1213 with promptly upon notification by the project owner's representative, at no cost to the owner. 3.11 HYDROSTATIC TEST- OPEN TRENCH green bolt down cover or approved equal. Extension sleeve shall be PVC-6" minimum 1.6 EXISTING SITE CONDITIONS size. A. Request the presence of the irrigation consultant at least forty eight(48)hours in advance of testing. Test to be accomplished at the expense of the contractor, and in the presence of the A. The contractor shall acquaint himself with all site conditions. Should utilities not shown on g P P P B. Use 9 1/2 x 16 x 11 rectangular box for all electrical control valves, Carson the plans be found during excavations, contractor shall promptly notify the owner's irrigation consultant. industries 1419-12B with green bolt down cover or approved equal. representative for instructions as to further action. Failure to do so will leave the contractor B. Center load piping with small amount of backfill to prevent arching or slipping under2.12 SPRINKLER HEADS liable for any and all damages thereto arising from his operations subsequent to discovery of pressure. All fittings and couplings to be totally exposed. such utilities not shown on the drawings. A. All sprinkler heads shall be of the same size, type and deliver the same rate of C. Apply a continuous and static water pressure when welded plastic joints have cured at least precipitation with the diameter(or radius) of throw pressure, and discharge as shown on MATERIALS twenty four(24)hours. Mainline to be test for four(4) hours at 125 PSI. the plans and/or specified in these special provisions. PARTII D. Repair leaks resulting from tests, and retest until system meets specified test. B. A fine granular material backfill will be initially placed on all lines. No foreign 2.1 SUMMARY matter larger than one half(1/2) inch in size will be permitted in the initial backfill. 3.12 BACKFILLING AND COMPACTING All materials throughout the system shall be new, unused and in perfect condition. Refer to N n C. If settlement occurs and subsequent adjustments in pipe, valves, sprinkler heads, irrigation materials legend,notes and detail drawings for specific equipment to be used. F A. Initial backfill on all lines shall have no foreign matter larger than(1/2") in size. Backfill lawn or planting, or other construction are necessary, the contractor shall make all Substitutions will only be accepted when approved by the irrigation consultant equipment or shall be sufficiently damp to permit thorough compaction. Backfill for trenching shall be required adjustments without cost to the owner. materials installed or furnished without prior approval of the irrigation consultant may be Z compacted to dry density equal to 90% of adjacent undisturbed soil and shall conform to rejected and the contractor required to remove such materials from the site at his own expense. adjacent grades,without dips, sunken areas, humps, or other irregularities. D. Riser nipples for all sprinkler heads shall be the same size as the riser opening in N Q is the sprinkler body. 2.2 EQUIPMENT TO BE FURNISHED i i N B. Settling of backfilled trenches, which may occur during one year period after final U) Q acceptance, shall be repaired by the contractor, including the complete restoration of all E. All sprinkler heads of the same type shall be of the same manufacturer. A. Supply as a part of this contract the following tools: N Z damaged planting,paving, or other improvements of any kind, to owner's satisfaction at no 1. Two (2) sets of specials tools required for removing, disassembling, and adjusting each type m additional expense. of sprinkler and valve on this project. z w INSTALLATIONm W 2. Two (2) keys for each automatic controller. o 0 0 " 3.13 TEMPORARY REPAIRS PART 1II. 3. One(1) quick coupler key and matching hose swivel for five (5) or fraction thereof each type A. The owner reserves the right to make temporary repairs as necessary to keep the sprinkler 3.1 LAYOUT of quick coupling valve installed. system in operating condition. The exercise of this right by the owner shall not relieve the B. The above mentioned shall be turned over to the owner at the conclusion of the contractor of his responsibilities under the terms of the guarantee as herein specified. A. All work shall be laid out in accordance with plans and details as shown on the drawings. project. Before final inspection can occur, evidence that the owner has received material Locate irrigation apparatuses, equipment, etc. in planted area wherever possible. must be shown to the irrigation consultant. 3.14 ADJUSTING THE SYSTEM B. If minor changes in location are required, or as directed by the owner's representative, work ryZ 2.3 PVC PRESSURE MAINLINE PIPE AND FITTINGS A. Adjust valves, alignment and coverage of all sprinkler heads. If it is determined that shall be accomplished by the contractor at no additional cost to the owner providing such N adjustment in the irrigation equipment of nozzle changes will provide more adequate coverage, changes ordered before items of work directly connected to the same area are installed, andZ Q A. Pressure mainline piping for sizes 2" and larger shall be PVC class 315. make all necessary changes prior to planting. These changes or adjustments shall be made providing no additional materials are required. LUU without additional costs. The entire system shall operate properly before any planting B. Pipe shall be made from an NSF approved type I, grade I, PVC compound Q d o operations commence. 3.2 EXCAVATING AND TRENCHING conforming to ASTM resin specification 'D1784'. All pipes must meet requirements as O (L! LL V Eliminate over-spray onto walkways or paving. set forth in federal specification PS-22-70, with an appropriate standard dimension Q W A. Perform all excavations as required for the installation of the irrigation system. Restore allLU (S.D.R.) - (solvent weld pipe). IL Q- 3.15 MAINTENANCE surfaces, existing underground installations, etc., damaged or cut as a result of the excavations W 11- to Lto their original condition, and in a manner satisfactory to the owner's representative. C. Pressure mainline piping for sizes 1 1/2" and smaller shall be PVC schedule 40 U Q Z A. The entire sprinkler irrigation system shall be under automatic operation for a period of seven with solvent welded joints. Y W (7) days prior to any planting. B. Trenches shall be made wide enough to allow minimum of two (2) inches between parallel Z l.- a pipelines. Trenches for pipelines shall be made of sufficient depths to provide the minimum D. Pipe shall be made from NSF approved type I, grade 1 PVC compound ZIV B. The architect reserves the right to waive or shorten the operation period. cover from finished grade as follows: conforming to ASTM resin specifications 'D 1785'. All pipes must meet requirements as _ a 1. 18" Cover over mainlines. set forth in federal specification PS-21-70. 06 V (X 3.16 CLEAN-UP 2. 12" Cover over PVC lateral lines. ,;i 3. 6" Cover over poly tubing lateral lines. 0 N E. PVC solvent-weld fittings shall be schedule 40, 1-2, II-I NSF approved A. Clean-up shall be done as each portion of work progresses. Refuse and excess dirt shall be 4. 48" Cover sleeved lines under driveways (per detail). o conforming to ASTM test procedure D2466. removed from the site, all walks and paving shall be swept or washed down. Any damages o sustained on the work of others shall be repaired to original conditions. C. Di trenches straight and support pipe continuous] on bottom of trench. La pipe to an even `V Pg g PP P P y y P P F. Solvent cement and primer for PVC solvent weld pipe and fittings shall be of type �pNDSCgp � grade. Trenching excavation shall follow layout indicated on drawings and as noted. and installation methods prescribed by the manufacturer. p 3.17 SITE OBSERVATIONS �� DANIEL 3.3 BACKFILLING STEW 3 G. All PVC pipe must bear the following markings: A. In all cases where observation of the irrigation system is required and/or where portions ofal 1. Manufacturer's name 167 a the work are specified to be performed under the observation of the irrigation consultant, it will A. The trenches shall not be backfilled until all required tests are performed. Trenches shall be 2. Nominal pipe size be the sole responsibility of the landscape contractor to notify the irrigation consultant two (2) carefully backfilled with the excavated materials approved for backfilling consisting of earth, 3. Schedule or class working days in advance of the time such observations are required. Backfisandy in landscaped areas shall be mechanically compacted ee from dry density equal to % of large a stones.clods of earth or 4. Pressure rating in P.S.I. SglF OF�CA�tF�R�\P Failure to call for an one of the observations called for below will constitute immediate 5.NSF (national Sanitation foundation) y adjacent undisturbed soil in planted areas. Backfill will conform to adjacent grades without U stoppage of all performance payments of the contractor. 6. Date of extrusion P P Yin dips, sunken areas, humps, or other surface irregularities. � H. All fittings shall bear the manufacturer's name of trademark, material designation, p Observations are required for the following: B. A fine granular material backfill will be initially placed on all lines. No foreign matter larger vi size, applicable I.P.S. schedule and NSF seal of approval. v +, N un than one half(1/2) inch in size will be permitted in the initial backfill. u I U 1. Upon installation and testing of mainlines, visits. IW " " Z W 2.4 PVC NON-PRESSURE LATERAL LINE PIPING oi� .+ m N M ti C. If settlement occurs and subsequent adjustments in pipe, valves, sprinkler heads, lawn or 2. U on installation of lateral lines visits. A.Non pressure buried lateral line piping shall be PVC class 200 with solvent-weld u O o P planting, or other construction are necessary, the contractor shall make all required adjustments joints. 3 v a without cost to the owner. 3. A complete operating test of entire system at final observation visits. u a W B. Pipe shall be made from NSF approved, type I, grade I1 PVC compound to a z conforming to ASTM resin specification 'D1784'. All pipe must meet requirements set y U The required maintenance period for the system shall not begin until the final observation has ,� � � forth in federal specification PS-22-70 with an appropriate standard dimension ratio. z been made and all installation approved by the irrigation consultant. f• ' rn A .� U U (0 g M CD 0) C11 J U Ldx O 0 Zoning Administrator-May 30, 2019 Item Nos. la,2a,3a,4b, 5a, 7a-ADDITIONAL MATERIALS RECEIVED May 30, 2019, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher( I immosher(aDyahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) 1' Draft Minutes of May 16, 2019 Page 1, dle paragraph of of 3: "Applicant Tom Bitney, on behalf of Uptown Newport, LP, stated that he viewed the staff report and concurs with the staff recommendation." Page 1, end of paragraph Item 8: "The project is consistent with the Jets lot's R-2 Zoning designation, which allows for two- esidential development." Item 2. Pedicini Residence Coasta elopment Permit No. CD2019-009 • In considering consistency with the LCP, it seems tele that the proposal to construct a single residence on a 3,578 square foot lot creates a density of 12.2 Iling units per acre, which is within the range, 10.0-19.9 DU/AC, required for the RSD-C land use nation. • Although being built to the maximum allowable height, it is good to see the mass rint of the structure is less than allowed, leaving some room for a private yard and not anticipating adjacent public property can be used for that purpose. Item 3. tack Residence Coastal Development Permit No. CD2018-110 • considering consistency with the LCP, it seems relevant that the proposal to construct a single residence on a 30,524 square foot (0.7 acre) lot creates a density of 1.4 dwelling units per acre, which is within the range, 0-5.9 DU/AC, required for the RSD-A land use designation. • It is good to see the digital simulations showing how the proposed development will alter public views (Attachments ZA 4 and ZA 5). Although it may not be relevant to the present hearing, they make me wonder what is wrong with the existing house and why it needs to be replaced. m 4. The Milan Panic Family Trust Residence Coastal Development • In idering consistency with the LCP, it seems relevant that the proposal to construct a single residence this 13,628 square foot (0.31 acre) lot creates a density of 3.2 dwelling units per acre. Unless I h miscalculated, this is inconsistent within the density range of 6.0-9.9 DU/AC required by the CLUPTokthe RSD-B land use designation and quoted on page 1 of the staff report and in Section 1.6 of t esolution. • On page 2, in Table 1 (and at the top ge 10), the reference to a 3-car garage is a bit confusing since the applicant's own project ription (on page 21) refers to a 6-car garage, and the drawings on pages 41 and 43 appear to sh as many as 11 cars. • On page 3, the staff report says The maximum bay water a ion is 7.7 feet (NAND 88) and may exceed the current 8.55 feet (NA VD 88) top of bulkhead ele n during high tide or storm events." In other words, an 8.55 foot to does not provide a ly adequate protection when the "bay water elevation" is 7.7 feet. I am, therefore, unable to w staff's reasoning that a 10.6 foot high bulkhead would provide adequate protection in a scena ' in which the 7.7 feet increases to 10.6 feet. It would seem to me the new seawall would have to at least as much over 10.6 feet as the present 8.55-foot wall is over 7.7 feet.