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07_Owens Residence CDP_PA2019-151
POR' o em CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT r•� = September 26, 2019 a CqG/FORN�P Agenda Item No. 7 SUBJECT: Owens Residence (PA2019-151) • Coastal Development Permit No. CD2019-040 SITE LOCATION: 2642 Crestview Drive APPLICANT: Eric F. Mossman OWNER: Robert Owens, Trustee of Robert Owens Trust PLANNER: Patrick Achis, Planning Technician 949-644-3237, pachis(a)newportbeachca.gov LAND USE AND ZONING • General Plan Land Use Plan Category: Single-Unit Residential Detached (RSD-B) • Zoning District: Single-Unit Residential (R-1) • Coastal Land Use Plan Category: Single-Unit Residential Detached (RSD-B) — (6.0 - 9.9 DU/AC) • Coastal Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY A coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 2,564 square-foot, single-family residence with an attached 623 square-foot, two-car garage. The project also includes additional appurtenances such as walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 Under Class 3 (New Construction or Conversion of Small Structures, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-040 (Attachment No. ZA 1). 07/25/19 Owens Residence (PA2019-151) Zoning Administrator, Septemeber 26, 2019 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 (Single-Unit Residential) 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 within the Coastal Commission Appeal Area. • The property currently consists of one legal lot developed with a single-story, single- family residence. The neighborhood is predominantly developed with one-and two- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 10 feet 10 feet Sides 3 feet 3 feet Rear 10 feet 10 feet Allowable Floor Area max. 5,440 square feet 3,187 square feet Allowable 3rd Floor Area (max.) 408 square feet 357 square feet Open Space min. 408 square feet 478 square feet Parkin min. 2-car ciaraae 2-car aaraae Height(max.) 24 feet flat roof 24 feet flat roof 29 feet sloped roof 29 feet sloped roof • Vehicular access is provided at the rear of the property via a 20-foot City easement. A 10-foot portion of easement located on the subject property (and the other 10 feet is located on the property to the south). The access easement is utilized as an alley and no above grade structures are permitted in order to allow unobstructed vehicle access. Hazards • The property is not located on the shoreline. The finished floor elevation of 14.33 feet North American Vertical Datum of 1988 (NAVD 88) exceeds the minimum 9 feet Tmplt 070M9 Owens Residence (PA2019-151) Zoning Administrator, Septemeber 26, 2019 Page 3 (NAVD 88) standard by more than five feet. Impacts from sea level rise is not anticipated at this time for the 75-year life of the proposed improvements. • 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. Water Quality • The property is not located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather 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. 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 (Public Access and Recreation) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact, and be proportional to the impact. In this case, the project replaces an existing single-family residence located on standard R-1 lot with a new single-family residence. The Bayshores Community, a gated community, does not provide public access. The replacement of the existing residence with a new residence does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at Lower Castaways Park, approximately 600 feet northeast, and is not visible from this vantage point. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Tmplt 070M9 Owens Residence (PA2019-151) Zoning Administrator, Septemeber 26, 2019 Page 4 Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,589-square- foot, single-family residence, including an attached 623-square-foot, two-car garage. 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: IQn ,� ' m 6INW� Patrick Achis Planning Technician MKN/pa Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt 070M9 J Attachment No. ZA 1 Draft Resolution 07/25/19 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-040 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED TWO-CAR GARAGE LOCATED AT 2642 CRESTVIEW DRIVE (PA2019-151) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric F. Mossman, Project Architect, with respect to property located at 2642 Crestview Drive, requesting approval of a coastal development permit. 2. The lot at 2642 Crestview Drive is legally described as Lot 62 of Tract 1014. 3. The applicant proposes a coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 2,564-square-foot, single-family residence with an attached 623-square-foot, two-car garage. The project also includes additional appurtenances such as walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. 4. The subject property is designated Single-Unit Residential Detached (RSD-B) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-B [6.0 — 9.9 DU/AC]) and it is located within the Single-Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on September 26, 2019, in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 05-14-19 �jj Zoning Administrator Resolution No. ZA2019-### Page 2 of 7 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 2,589-square- foot, single-family residence, including an attached 623-square-foot, two-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 floor area limitation is 5,440 square feet and the proposed floor area is 3,187 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Crestview Drive, 3 feet along each side property line, and 10 feet along the rear property line abutting the alley. c. The highest guardrail is less than 24 feet from established grade (12.93 feet North American Vertical Datum of 1988 [NAVD 88])and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with one- and two-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 07-02-19 Zoning Administrator Resolution No. ZA2019-### Page 3 of 7 3. The development is located on an inland property in a developed area approximately 450 feet from the bay. The project site is separated from the bay (the nearest body of water) by The Bayshore Apartment complex and Newport Marina, as well as several rows of residences. The finished floor elevation of the first floor of the proposed structure is 14.33 feet based on the North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 9.0-foot NAVD 88 finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs)during construction to minimize erosion and sedimentation and to minimize pollution of run-off and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 7. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at Lower Castaways Park, approximately 600 feet northeast, and is not from this vantage point. 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 (Public Access and Recreation) 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 07-02-19 2 Zoning Administrator Resolution No. ZA2019-### Page 4 of 7 existing single-family residence located within an existing gated community on standard R-1 lot with a new single-family residence. The Bayshores Community, a gated community, does not provide public access. The replacement of existing residence with a new residence does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Access points to the shore can be found along Coast Highway and Castaways Park. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No.CD2019-040, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. The Zoning Administrator of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures)of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 3. 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 26th DAY OF SEPTEMBER, 2019. Rosalinh Ung, Zoning Administrator 07-02-19 q Zoning Administrator Resolution No. ZA2019-### Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 3. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 4. 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 run-off. 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. 5. 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. 6. 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. 07-02-1 s 10 Zoning Administrator Resolution No. ZA2019-### Page 6 of 7 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 16. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 07-02-19 22 Zoning Administrator Resolution No. ZA2019-### Page 7 of 7 17. 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. 18. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 19. This Coastal Development Permit No. CD2019-040 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. 20. 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 Owens Residence including, but not limited to, Coastal Development Permit No. CD2019-040 (PA2019-151). 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. 07-02-19 12 Attachment No. ZA 2 Vicinity Map 07/25/19 2� VICINITY MAP Castaways awwl P� 1 � d3, • .r 'A: • � �. �' ' Bark • 1M ! _ Pkr COAST HWY W Subject Property ? ' !y � WAV ¢ •� A' k7_ !� �' �� �� *fir °• �I, y = I _ 15 f .` V -�. _s, r Coastal Development Permit No. CD2019-040 (PA2019-151 ) 2642 Crestview Drive 07/2519 /I 2T Attachment No. ZA 3 Project Plans 07/25/19 25 REVISIONS BY SANDRA & ROBERT OWENS k_.'11ust0%m Home r or e% f-I -W-4 �,� r-dq'W Tf` C'H 2642 k_'Rhst V EW DRIVE NEWPOR"I" BEAC. CA 92660 I I I 9 9 CONSUL TAN TS SPECIAL INSPECTION BUILDING DEPARTMENT NOTES DRAWING INDEX Q c a v Q o a ],,� �aPECIAL IUI uTr}rT FURCtr B, THE aa4° r usi cAu IN TEPORT T4 rflB $,JrkiaiNa SPECIAL REQUIREMENTS ° ° o ° T` CITY OF NEWPORIT BEACH IqD STRUCTURAL ENGINEERING GI�lalorT a THE fir L r NT SERVICES DF]PARTMENT FOR luPROVA�A7 LIrAST } o � NAME: ERIC F. MOSSMAN, ARCHITECT 24 HOURS Pillar TO SPECHAL FIFiD 1NSPECTUR, IGuo CERTIVICATIGN IS It1_QUIRED Fart ❑ BUILDING TO BE PROVIDED WITH AUTOMATIC ° Q � > o `.4L PEr,J'AL INSPECTCX?S: .ALSO ALL INSPECTIONS OCNE B"f aPECIAF., Jt1MpEC'fCn flccf3S a m Q ,z m _ aP.O. BOX 176$ NEWPORT BEACH, CA92659-1768 FIRE SPRINKLER SYSTEM PER N.F.P.A. 13D ' SHEET INDEX z o °ADDRESS: 2025 W. BALBOA BLVD. SUITE B, #6PGCTICM AND APPROVAL BY THE CITY BUILDING OIISPEC Ott, LL ro o a) o u2ooi o2 aNEWPORT BEACH, CA 92663 €. CONTINUOUS #45PECHOIT B`f A iXPUTY WSP£C70R IS r+M:SN MED ❑ SPRINKLER DRAWINGS AND HYDRAULIC CALCULATIONS SHT. N0. SHEET TITLET � o a CITY OF NEWPORT BEACH - BUILDING DEPARTMENT PHONE NO. : (949) 675-1252 ON 'BI I`i?tL0'P1t1G: TO BE SUBMITTED TO PLAN CHECK AND APPROVED " o � oA) M;ICRZTE STRUGVJRAL CONGUTE( PC '? MOO PS€ } AtOm oGENERAL GRADING SPECIFICATIONS CONTACT: ERIC F. MOSSMAN REINFORCING STEEL "A-016" GRAM 60. o 0 aEMAIL: ericmossman@gmaiLcom ❑ SPRINKLER CONTRACTOR: DRAWINGS SHALL BE TI COVER SHEET & PROJECT INFO x o m t S SURVEY � u • E ° 3, PUBUC DEPAKIMENT j 01PS _ PROVIDED WITHIN (10) DAYS OF PLAN APPROVAL. LP LANDSCAPE PLAN GENERAL CIVIL ENGINEERING 1 A PWLIC WORKS DEPARTMENT ENCROA01-IMENT PERA f UNSPECTION IS ❑ PROVIDE PEDESTRIAN PROTECTION ADJACENT TO PUBLIC WAY AS FOLLOWS: DEMO DEMO PLAN m 1. All work shall conform to Chapter 15 of the Newport Beach Municipal Code (NBMC), the project REQUIRED BEFORE THE .BUILDING DERAiRTMEN'T PTr MI'f 1FINAL CAN BE ISSUED., �o NAME: ERIC F. MOSSMAN, ARCHITECT AT THE TIMC OF PUBLIC 'WORKS DEPARTMENT INSPECTION IF ANY OF THE €;XIaTING DISTANCE FROM STRUCTURE TO PROPERTY LINE SB PROTECTION � CPPP_ CPPP PLAN � soils report and special requirements of the permit. � ( ) c�T . 2. Dust shall be controlled by watering and/or dust palliative. ADDRESS: 2025 W. BALBOA BLVD. SUITE B, f UMPC IMPROVEMEENTS SURROUNDING THE S1TE 1S f3AttAGED 6Y THE PRIVATE WORK. SOILS SOILS a� 3. Sanitaryfacilities shall be maintained on the site during the construction period. NEW CONCRETE. SIDEWALK, CURB AND GUTTER, MD ALLEY/STREET PA`JEMEN'J 11ILL BE SB < 6' FENCE AND CANOPY CG CAL GREEN/CITY OF NEWPORT BEACH NOTES 9 P NEWPORT BEACH, CA 92663 U 4• Work hours are limited from 7:00 AM to 6:30 PM MONDAY through FRIDAY; 8:00 AM to 6:00 PM REQUIRED AND iIQt7S� LSAfIt DY THE OWNER. 'SAID !IIcTERid11`NATI03.1 At•1D T'a1E EXTENT fli° PPIE SB < (HT. OF STRUCTURE/4) FENCE AND CANOPY 949 675-1252 REPAIR WORK ;HAIL BE MADE AT THE 011SCRETON 4F THE PUBLIC WORKS INSPECTOR (STRUCTURE HT./2) > SB > (STRUCTURE HT./4) FENCE ONLY GN GENERAL NOTES ' SATURDAYS; and NO WORK ON SUNDAY AND HOLIDAYS per Section 10-28 of the NBMC. PHONE N0. ( ) ' 5. Noise, excavation, delivery and removal shall be controlled per Section 10--28 of the NBMC. SB > STRUCTURE HT. 2 NONE GN.I GENERAL NOTES U 6. The stamped set of approved plans shall be on the job site at all times. CONTACT: ERIC F. MOSSMAN ( / ) 7. Permittee and Contractor are responsible for locating and protecting utilities. EMAIL: ericmossman@gmaiLcom WHEN REQUIRED, FENCE AND CANOPY TO BE CONSTRUCTED PER CALIFORNIA BUILDING CODE. SG SITE, GRADING PLAN 8. Approved drainage provisions and protective measures must be used to protect adjoining properties HEI GH T REQUI REMEN TS if SR SPECIAL REQUIREMENTS during tare grading operation. ENERGY ANALYSIS : ❑ OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and DEFERRED SUBMITTAL TO BE CERTIFIED BY PROJECT ARCHITECT PRIOR TO SUBMITTAL. approved by the Building Official. NAME: CARSTAIRS ENERGY INC. ❑ T24.1 TITLE 24 ENERGY REPORT 10, Haul routes for import or export of materials shall be approved by the City Traffic Engineer and "HEIGHT CERTIFICATION REQUIRED" ❑ WELDING TO BE DONE BY LICENSED WELDERS T24.2 TITLE24ENERGYREPORT O procedures shall conform with Chapter 15 of the NBMC. ADDRESS: 2238 BAY VIEW HEIGHTS DR. SUITE E T24.3 TITLE 24 ENERGY REPORT SKr 11. Positive drainage shall be maintained away from all building and slope areas. LOS OSOS, CA. 93402 ❑ SPECIAL INSPECTION REQUIRED FOR FIELD WELDING 12. Failure to request inspections and/or have removable erosion control devices on--site at the NOTE: ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH N W appropriate times shall result in forfeiture of the construction site cleanup deposit• PHONE NO.: (805) 904-9048 Al FIRST & SECOND FLOOR PLAN 13. All plastic drains e pipe shall consist of PVC or ASS plastic and either ASTM 2751, ASTM D1527, DOES NOT RELIEVE APPLICANTS OF LEGAL REQUIREMENTS TO OBSERVE U P gg P P P CONTACT: TIMITHY CARSTAIRS, CEA, HERS, CPR SEPERA TE PERMITS: A2 THIRD FLOOR PLAN N �q ASTM 03034 or ASTM D1785. COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST 14. No paint, plaster, cement, soil, mortar or other residue shall be allowed to enter streets, E-MAIL: title24.com THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY A3 EXTERIOR ELEVATIONS �i W curbs, utters or storm drains. All material and waste shall be removed from the site. NBMC ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED "DEFERRED SUBMITTALS To BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND A4 EXTERIOR ELEVATIONS U `n 17.32.020 SOILS ENGINEER/GEOLOGIST : BY THIS PERMIT. A5 BUILDING SECTIONS CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. OBTAIN CITY APPROVAL FOR DEFERRED SUBMITTALS". NAME: PA & ASSOCIATES (SEPARATE APPLICATION REQUIRED) A6 ROOF PLAN ^ EROSION CONTROL MAXIMUM ROOF HEIGHT ® Q ADDRESS: 30 EDELMAN 1. POOL, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING ACCESSORY STRUCTURES REQUIRE I A7 FIRST/ SECOND FLOOR ELECTRICAL PLAN �t I. Temporary erosion control plans are required from October 15 to May 15. IRVINE, CA. 92618 12.83 + 12.62 + 12.9 + 13.4 = 51.75 SEPERATE REVIEWS AND PERMITS. A8 THIRD FLOOR ELECTRICAL PLAN 2.. Erosion control devices shall be available on site between October 15 and May 15. 51.75 / 4 = 12.93 ESTABLISHED GRADE pa PHONE NO.: 949 6797474 2. H.V.A.C. CONTRACTOR TO SUBMIT DRAWINGS INDICATING DUCT SIZES 3. Between October 15 and May 15, erosion control measures shall be in place at the end of each ( ) MAXIMUM ROOF HEIGHT ALLOWED 12.93 + 29 = 41.93 FT. working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of FAX NO.: (949) 6797575 AND REGISTER LOCATIONS FOR SEPERATE REVIEW AND PERMIT. Q the year, the shall be in lace at the end of the workingday, whenever the dailyrainfall DI DETAILS y c p y CONTACT: RON SKLEPKO 3. TRUSS MANUFACTURER TO SUBMIT DRAWINGS & CALCULATIONS FOR SEPERATE REVIEW AND PERMIT. probability exceeds 50 percent. � D2 DETAILS 4. Landscaping plans shall be submitted for approval, work completed and a certificate of REPORT N0. 218113-101, APRIL 9, 2018 4. GUARDRAIL/HANDRAIL MANUFACTURER SUBMIT DRAWINGS AND conformance received by the City Grading Engineer prior to closure of permit, unless waived by the SPEC/AL REQU/REMEN TS CALCULATIONS FOR SEPERATE REVIEW AND PERMIT. City Grading Engineer. NOTE TO SOILS ENGINEER: 5. COMPLETE DEMOLITION S1 FOUNDATION PLAN/DETAILS e 5. Temporary desilting basins, when required, shall be installed and maintained for the duration of SIOLS ENGINEER TO REVIEW AND APPROVE FINAL i SZ THIRD FLOOR/ SECOND FLOOR/IS'.0 FLOOR the project. FOUNDATION PLAN, FOUNDATION DETAILS, SHORING PLAN, 1. BUILDING TO BE PROVIDED WITH AUTOMATIC FIRE SPRINKLER SYSTEM PER N.F.P.A. 13D 6. BULKHEAD CONSTRUCTION POOL PLAN, PRECISE GRADING PLAN, DRAINAGE PLAN 2. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 7. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'-0" AND FOR SHORING ROOF FRAMING/DETAILS REQUIRED INSPECTIONS AND EROSION PLAN. S3 THIRD FLOOR ROOF FRAMING o 1. A pre-grading meeting shall be scheduled 48 hours prior to start of grading with the following 3. PROVIDE PEDESTRIAN PROTECTION. AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. I 8. FIRE SPRINKLER SYSTEM. SN-1 STRUCTURAL GENERAL NOTES people present: owner, grading contractor, design civil engineer, soils engineer, geologist, City SURVEYOR: I c t Grading Engineer or their representatives. Required field inspections will be outlined at the 9. RETAINING WALLS AT SIDE YARD. 114FX I HARDY PANEL DETAILS meeting. SEPERATE REVIEW & PERMIT REQUIRED. HFX 2 HARDY PANEL DETAILS 2. A pre-paving meeting shall be scheduled 48 hours prior to start of the sub-grade preparation for R❑N MIEDEMA L,S. 4653 10. PROVIDE ADDITIONAL PERMIT FOR MASONRY OR CONCRETE FENCES OVER 3.5 FT. HIGH. the paving with the following people present: owner, paving contractor, design civil engineer, soils HFX3 HARDY PANEL DETAILS angineer, City Grading Engineer or their representatives. Required field inspections will be 23016 LAKE FOREST DR. #409 PROJECT DESCRIPTION SEPERATE REVIEW & PERMIT REQUIRED. outline: at the meeting. LAGUNA HILLS, CA 92653 11. HVAC OR OTHER MECHANICAL UNIT INSTALLATION OUTSIDE OF THE BUILDING. C U (949) 858-2924 ❑FFICE 12. RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL. TOTAL 31 SHEETS GRADING FILLS/CUTS 1. Graded slopes shall be no steeper than 2 horizontal to 1 vertical. C949) 858-3438 FAX p P RDMSURVEYING@C❑X.NET DEFERRED SUBMITTALS i 2. Fill slopes shall be Compacted to no less than 90 percent relative compaction out to the finished I surface. 3. All fills shall be compacted throughout to a minimum of 90 percent relative compaction as "DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND j determined by ASTM test method 1557, and approved by the soils engineer. Compaction tests shall be CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. OBTAIN CITY APPROVAL FOR DEFERRED SUBMITTALS". i performed approximately every two feet in vertical height and of sufficient quantity to attest to �) 1. FIRE SPRINKLER SYSTEM. the overall compaction effort applied to the All areas. roc 4. Areas to receive fill shall be cleared of all vegetation and debris, scarified and approved by OWNER 2. SKYLIGHTS. the soils engineer prior to placing of the fill. 3. AIR CONDITIONING SYSTEM & SOUND CALCULATIONS. 5. Fills shall be keyed or benched into competent material. NAME: SANDRA & ROBERT OWENS 4. TRUSS MANUFACTURER TO SUBMIT DRAWINGS & CALCULATIONS FOR 6. All existing fills shall be approved by the soils engineer or removed before any additional fills SEPERATE REVIEW AND PERMIT. are added. ADDRESS : 2642 CRESTVIEW DRIVE ® 7=� 7. Any existing irrigation lines and cisterns shall be removed or crushed in place and bockfiilled 5. GUARDRAIL/HANDRAIL MANUFACTUROR SUBMIT DRAWINGS AND and approved by the soils engineer. NEWPORT BEACH, CA 92660 CALCULATIONS FOR SEPERATE REVIEW AND PERMIT. B. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, PHONE or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. LEGAL DESCRI P TION 10• All trench backfills shall be compacted throughout to a minimum of 90 percent relative VI CI NI T Y MAP compaction, and APPROVED BY THE SOILS ENGMEER. The Building Department may require coring of Imo{ concrete flat work, placed over untested backfills to facilitate testing. LOT 62 OF TRACT NO. 1014, IN THE CITY OF NEWPORT BEACH, 11. The stockpiling of excess material shall be approved by the City Grading Engineer. Q� 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by on engineering geologist PROJECT A NA L YSI S to determine if on( stability problem exists. Should excavation disclose any geological hazards or potential geological hazards, the engineering geologist shall recommend and submit necessary CJ ASSESSOR'S PARCEL NUMBER: 049-183-22 ACCESS EASEMENT n treatment to the City Grading Engineer - for approval. CODE COMPLIANCE Q 14, Where support or buttressing of cut and natural slopes is determined to be necessary by the OCCUPANCY CLASSIFICATION: R3/U ZONING DISTRICT: R-1 engineering geologist and soils engineer, the soils engineer will obtain approval of design, r 2016 CBC NO. OF STORIES: 3-STORY W/ GARAGE Location and calculations from the City Grading Engineer prior to construction. 15. The engineering geologist and soils engineer sholl inspect and test the construction of all r 2016 CRC TYPE OF CONSTRUCTION: VB, WITH SPRINKLERS N buttress fills and attest to the stability of the slope and adjacent structures upon completion. LOT STATISTICS " s x ' LOT COVERAGE: : � /fi 16. When cut pads are brought to near grade the engineering geologist shall determine if the bedrock 2016 CEC ' is extensively fractured or faulted and will readily transmit water. If considered necessary by the } EXISTING LOT AREA: 2,044 S.F. 51% engineering geologist and soils engineer, a compacted fill blanket will be laced. 2016 CIVIC 9 9 g 9 9 P P HWWY NEW LOT AREA: 2 bt S.F. 57% 17. The engineering geologist shall perform periodic inspections during grading. > 2016 CPC PACIFIC COAST 18. Notification of Noncompliance: If, in the course of fulfilling their responsibility, the civil LOT STATISTICS DRAWN engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is r 2016 CAL GREEN DODE LANDSCAPE AREA not being done in conformance with the approved grading plans, the discrepancies shall be reported r immediately in writing to the person in charge of the grading work and to the City Grading Engineer. 2016 CHBC LOT AREA buildable 34 x 80= 2,720 S.F. 346 S.F. CHECKED EFM Recommendations for corrective measures, if necessary, shall be submitted to the City Grading r 2016 TITLE 24 (BEES) DATE Engineer for approval. CHAPTER 15, NEWPORT BEACH SETBACKS: F : 10' S : 3' R: 10' _ REQUIRED OPEN SPACE DOCUMENTATION MUNICIPAL CODE (NBMC) 1 X 2,720 408 S.F. BUILDING STATISTICS SCALE j SHOWN'OPEN SPACE 304 +174= 478 S.F. 1. An as-built grading plan shall be prepared by the civil engineer including original ground - surface elevations, as-graded ground surface elevations, lot drainage patterns and locations, and JOB NO. _ elevations of all surface and subsurface drainage facilities. He shall provide written approval that CRESTVIEW DRIVE ALLOWABLE BUILDABLE FIRST FLOOR LIVING 1,658.28 S.F. the work was done in accordance with the final approved grading plan and state the number of yards Lot area 40' x 100' =. 4,000 S.F. GARAGE 623 S.F. SHEET of cut and/or fill moved during the operation. � Allowable Area 34' x 80' =.2,720 S. F. 2. A soils grading report prepared by the soils engineer, including locations and .elevation of field _ 2,720' X 2 = 5,440 S,F. MAX. BUILDABLE SECOND FLOOR 548.62 S.F. density tests, summaries of field and laboratory results and other substantiated data and comments III on any changes mode during grading and their effect on the recommendations made in the soils SI TE � SHOWN TOTAL 3 187 S.F. engineering investigation report. He shall provide written approval as to the adequacy of the site O Max. Third Floor Allowed �� THIRD FLOOR 357 S.F. for the intended use and completion of work in accordance with the job specifications. 3. A geologic grading report prepared by the engineering geologist, including a final description of 2,720 x .15 = 408 S.F. Shown: 357 S.F. i TOTAL LIVING 2,564 S.F. the geology of the site, including any new information disclosed curing the grading and the effect of some on recommendations incorporated in the approved grading plan. He shall provide writ °� ___ approval as to the adequacy of the site for the intended use as affected by geologic fact ____ _ __ - ____- TOTAL STRUCTURAL AREA 3,187 S.F. of SHEETS SPEED BUMP ^yE AC yyES 045, a04 a4S a^ l\2 S, l\Z AC t.Zy \2 p'Zp J2 y'4 AC — a'9 SPEED HUMP -- b AC AC SPEED BUMP 4'', AC \2b CRESTVIEW DRIVE AC AC AC AC S' S I bby AC AL y, Q\e� Z,a4 2�I� 1L� 0�, �', SPEED BUMP p'L 20\ AC \�'�`gE" AC AC N . `N r" N W & �bb4 abyA 2oE t \ CONC.15 0��4 ` `\22\ 20oy 02'yJ \22Q S b�.j, I b,qb4 ro �b vmi S, 3 CONC. 0. `2'i0~ Jam' ri P�� I yq4 u 81 16' b. CONC. CONC.— CONC. N87°15 OVE 40.00' SCALE lu_8' `Sa CUNC. CONC. CDNC. CONC. CONC. CONC. 04, CUNC. ES, NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. �2' CUNC. I CONC. ` \ LUNC. \Aba CONC. CUNC. I m , — N �V, gb SURVEYOR OR ENGINEER SHALL PERMANENTLY q 2 MONUMENT PROPERTY CORNERS OR OFFSETS V `12 o�Q2° CONC. o ^(1 c°Nc. p'�'a Ct3F � .37NU)_ BEFORE STARTING GRADING. CONC. ate, CONC. CONC. CONC. I , I 'CUNC. FS 0a ``2 4 FcONC. CONC. NC. I v CDNC. LUNC. �w C� CUNC. CONC. CUNL. I1 STORY BUILDING CONC. ICONC. I I CUNC. m ri N O 2 STORY I o_ BUILDING I 2 STORY 3 I BUILDING c w J CUNC. CUNC. CUNC. m I I CDNC. CONC. `\C°NC. 0 Cu CONC. CONC. O CUNC. CONC. CDNC. 4 CD � O CUNL. CONC. CD N 4 V 3 I CUNC. v CONC. � (y) CUNc. —4,D'- (y) [C0 3.5 NC. cu z CONC. CONC. CONC. LEGEND e oE' '' ' ^e 0� = o�ti 2 ^rc DESCRIPTI❑N °2 `\Q``9 (123.45) MEAS. ELEVATI❑NS V ,,°NC ,4S' CONC. #by4S q\ 0 . ( ) REC. BRG. & DIST. I mQ `\2 q QQ ;�# 2 DECK — — — — — — — — — pq — CONC. — CONC. — — # `� # — # BRICK c°uc. S' — \O�S� 'CUNC. �(13.03FS>V ,� �f'—' 03� # # # WALL BUILDING ACCESS EASEMENT CONC. m CONC. Sore c°NL w ACCES�O�ASEMEN o CONC.. t3.I5FS)N CONC. L°NL ACCESS EASEMENT SAND S� PROPERTY LINE o CUNC. 2ES j CUNc. CONC. bE�' y0� CONC. �y�\, CONC. 4v BENCH MARK '? C°"c N87°15'01"E 40,00' \2° �`�P` cP CONc. J— CONC. .z Jo RON o o MIEDEMA A N.G. NATURAL GRADE 2�'20 2oo2a 53 N EXP. 9630/19 P.P. POWER POLE � WM WATER METERyEs, aS s o lFo F.F. FINISH FLOOR ,?° G.F. GARAGE FLOOR co'4 ,� CONC. CONCRETE F.S. FINISH SURFACE M.H. MAN—HOLE P PLANTER A.C. ASPHALT �, �q T.G. TOP—GRATE R d M SURVEYING INC , TOPOGRAPHIC SURVEY OWNER: LEGAL DESCRIPTI❑N: BE=NCH MARK: ADDRESS OF PROJECT: R❑N MIEDEMA L.S. 4653 R❑BERT ❑WEN LOT 62 OF TRACT MAP NO. 1014 LE=AD AND TAG ELEVATI❑N= 12.83 23016 LAKE FOREST DR. #409 2642 CRESTVIEW DRIVE LACUNA HILLS, CA 92653 S (949) 858-2924 ❑FFICE JOB: 74-36 DATE 4/18/19 NEWPORT BEACH CA (949) 858-3438 FAX RDMSURVEYING@C❑X.NET 1� 4. .. EXISTING 2-CAR GARAGE REVISIONS BY EXISTING 2-STORY HOUSE 2' X 2' CONC. PAVERS GREY _ (17 WITH TAN DG `� New 6' Gate. EXISTING 6' BLOCK WALL .. �1�. °43'39'W 100.0 _ t �a CONCRETE s ti o T \�h �c)� 'New 6' Gate9�U�JEDISON BOX \ �i`! N ❑ '� GAS METER❑ ❑ 00ID11v _. ❑ � c N72 .. !1 _ Lavender - Gt," I U.' ', v n �T� aa0 EL Qo` a) 1 �i� I l �A�(9G . W. ' E6. � ° O6 me L� 80 Covered�atio Q E r ` ° m .c NEW GOLF CART GARAU �I V12 /�\ ` _ d N p O UO N O E E O Line. of 3rd Floor Area 1 story _ © o I f,.i L 3 ' CONCRETE O a m c rn °5 c f N P o ° ` a o 0QaL � oc .°'o � u Oa) u° p `ouE ° 33u EDISON MH W . . NE 'SINGLE FAMILY HOME : , �. � F 3 STORIES w - T I---� �, ( NEW.2-CAR GARAGE, FINISH FLOOR 14.3 KNISH PAD 12.47 I ti'00 co v LLI z 4' X 4' CONCRETE PAVERS GRAY / Ci W . ' CONCRETE �' I Line of 3rd Floor .... Area 1 story I ¢ ; . _ it z CONC E _ ,r d Floor 5E ce Ig . . Line of 2n oor ¢ T I Ew rolllid NZ 2 /i O . Lavender - 6 ti t, ►�1 0 . . FIREPLACE N \ ( TRASH AREA New 6' Gate CONCRETE l El ❑ a �.❑`J �. New b' Gate \�� ��iv; -HIWim ❑ 0E-;" .� \ CABLE/TV ❑ ' C Nz°43'39"41 100-00' (� EXISTING 6' BLOCK WALL �;—• 2' X 2' CONC. PAVERS GREY ekljS" !%O ! D _..._.._ ... _—. 32) LEGAL DESCRIPTION WITH TAN G 11 LOT 62 OF TRACT-MAP NO. 1014 ® _ EXISTING 2-CAR GARAGE EXISTING 2-STORY HOUSE Cry APN: 049-183-22 w ACCESS EASEMENT - �I \ 4� .. + ; ; o . 4 f ! 2' m .0 t ,Q , c►ko V LANDSCAPE PLAN iz ;� N N ' LANDSCAPE AREA V�di-� Irk � 346 S.F. New 6' Gate New Mailbox PLANT INDEX DRAWN_ . _ O UC VERDE CHECKED BUFFALO GRASS (BOU I'ELOUA GRACIUS) ®ATE O JAPANESE BOXWOODS � �CAL 9v r. BUXUS/MICROPHYLLA JOB NO. JAPONICA 12:: O.C. TRIM TO 2' TALL SHEET, 7 7 OLAVENDER (LAVANDULA) BERBACIOUS LP ' . ZO.C. . _ OR SHEETS A b SPEED BUMP S' , AC Al O4S� AC ��2� AC SPEED BUMP -- p OeP,v JO,�. AC SPEED BUMP`S, AC A[ CRESTVIEW DRIVE AC ``d AC I AC AC 0 AC AC I h� Q`Q� 2�'p4S, ,Lq4�'� `� I ,Ze'�, SvbS ``2�1 SPEED BUMP �,2 0i AC ���`04 AC AC N 02 ,e 0 W g24J w g' Sp ,ZoE ti�S' CONC. � `l2'L,q u ro 'n o CONC. D[-� 8-61 CONC. CONC. CONC. v N87°15 01"E 40.00' SCALE I°-8' ,gyp CDNC. CONC. CONC. CONC. CONC. CONC. ego N 4S h^ES' CDNC. 4S' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. cONc. CONC. `Z0� `,� CONE. CDNC. CONC. m SURVEYOR OR ENGINEER SHALL PERMANENTLY v �`2 `2 p� CONC.� MONUMENT PROPERTY CORNERS OR OFFSETS qo >11NC 13 BEFORE STARTING GRADING. CONC. 02 po°' CONIC. ,La'!L J 1�`)D CONE. CONC. ICONC. P L 20 J n I CDNC. �CONC. I � COME. I v LONG. CONC. Ju CONC. CONC. ' CONC. I nQ 1 ST❑ Y PLO BUIL NG C �G CONC. I CONC. A`' n, �VV o So 4 ' CONC. \0 I lam` \V` o 2 STORY a 5\0 G NPfz - CCD DCD BUILDING �� I �S���G� pS PQ� I I 2 STORY 3 1 BUILDING \ G y So — — b S \ CONE. CONC. Ii� I` per' ro� I I I OJ` P I CONC. CDNC. CONC. CON . CONC. z CONC. CDNC. 4 COME. I CD DEM 00 w `� LONG CONE. ^' O PLAN 3 l CONC. Nc. 0� CONC. C1 CONC. —4.0' -3.5 [CONC. (1J z LOT COVE-RAGE CONC. ILONL, CDNC, Existing 2,044 SF 51 % ti 2 Flo New 2.,281 SF .57% LEGEND DESCRIPTION _ (123.45) MEAS. ELEVATI❑NS z [ 2�,0as' CONQ #e4S, # # b2 cONc. — C ) REC. BRG. & DIST. gq q' �# bo DECK CONC. CDNC. # o a Ipi # BRICK T CONC. — '— — — — — #—y—`2 y—y h2fT(13.15FS), caN[.— — ``�`g4�' ❑ �C13.03FS) e+ in oR �13.16FS) tF WALL BUILDING o w- ACCESS EASEMENT caNc. m caNc.gso� GONG ACCESqOASEMEN o CONC. CONC. coNc. ACCESS EASEMENT PROPERTY LINE CONC. f a� , CONC a E9 SAND Svc FENCE o2fS, CONC. ' CONC. o u CONC. gpEv 2e¢� CONC. Pg�� �y, ��S RON BENCH MARK `� N87 15 01 E 40.00 �,v oo-P 4 [ONL. CONE `�e MIEDEMA 70 N.G. NATURAL GRADE eo2g go2e N NO. 46N Q P.P. POWER POLE g�'�s S' g,,, `� v� o z EXP. 9/30/19 Wm WATER METER �s, 4S, opq` o- F.F. FINISH FLOOR `��° `�,5 ° n %q4 2�E cAL1 G.F. GARAGE FLOOR oo�o ° L CONC. CONCRETE �4�e 4 F.S. FINISH SURFACE S M.H. MAN-HOLE P PLANTER A.C. ASPHALT T.G. TOP-GRATE R d M SURVEYING INC . TOPOGRAPHIC SURVEY OWNER: LEGAL DESCRIPTI❑N B1=NCH MARK: ADDRESS OF PROJECT: ROBERT ❑WEN LOT 62 OF TRACT MAP N❑. 1014 RON MIEDEMA L.S. 4653 LEAD AND TAG ELEVATI❑N= 12,83 16 LAKE FOREST DR. #409 LAGUNA 2642 CRESTVIEW DRIVE LAC HILLS, CA 92653 949) 858- OFFICE ( NEWPORT BEACH CA DEMO 949) 858-3438 3438 FAX JOB: 74-36 DATE: 4/18/19 RDMSURVEYING@C❑X,NET ?9 REVISIONS BY N .P.I�.E.S. NOTES. 1. IN CASE OF EMERGENCY,GALL JAMCS BORBA AT OFFICE PHONE A 2. SEDIMENT FROM AREAS DISTURBED BY CON5TRUCTEON SHALL BE RETAINED ON 517E USNG I i STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE \ I 3, STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM -- -- 4__�EXISTING 2-STOR Y HOUSE I THE SITE TO STREETS. DRAINAGE FACILITIES OR ADJACENT PROPMTE RUN 5 VIA OFF, VEHICLE 1 TACKING, OR WND. - - qro 1 ° 4. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS,HASTES,AND SPILLS,SHALL BE 2'B T CONC.PAVERS GREY U , ICI IT \m WITH TAN DG •}- ' -, /�` ' , - • •W IOU.UU" EXISTING 6'BLOCK WALL -'� 3 ADJOINING PROPERTIES BY HIND OR RUNOFF. E SITE TO 5 NAGS FAGLITI \ti.v �� B4 TO MINIMIZE TRANSPORT FROM THE 7REET5 DRAINAGE ES OR X�o r 9 9k CONCRETE .. •• ! O .0. . EOISON BOX vC ti s N ❑ I •-H----H ❑❑n❑r ICI n E -� 1 `aa� pU lo-a a' , S. RUNOFF FROM EQUIPMENT AND VEHICLE NViSHING SHALL BE CONTAINED AT CONSTRUCTION SITES :2 n a� € n x N b - - uu��II 0 L I 1= - - UNLE55 TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS. ^t GnS METER u p 0 O y +� , dle' 6. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF 3 o u c °� c C rn a Sep I jN E 26c ° ° d ° .� ° u 1 ( ' I 2 W THE REQUIRED BEST MANAGEMENT PRAGTIGE5 AND GOOD HOYEaEEPNG MEASURES FOR THE I c t II c as R I ll > PROJECT SITES AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 2 ° C n C o NEW GOLF COAT GARAGt \� y Ikne of 3rd Floor Area I story CONCRETE "'-' T. AT THE END OF EACH DAY OF GONSTRUGTION ACTIVITY ALL CONSTRUCTION DEBRIS AND WASTE ° L u`o .° � E d I U MATERIALS SHALL BE GOLLEGTEV AND PROPERLY V15POSM N TRASH OR RECYCLE BIN$. w N c 0 c cl 5 o t - [ 8. GON5TRUGTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM 111 EOrsoN MrT *�- II I ♦ a a m N O p n L u W o O �- -- I _ DOES NOT CARRY VlA5TE5 OR POLLUTANTS OFF THE SITE.DISCHARGES OF MATERIAL OTHER THAN J u u •C ° u E ° 3 3 w a a _[ I o 5TORMWATB2 ONLY NHEN NEGE55ARY FOR PERFORMANCE AND COMPLETION OF GONSTRUGTION tq,ti� e NEV�INGLE FAMILY HOME r i PRAGTIGE5 AND WHERE THEY DO NOT:CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER m 3 STORIES -- W b 3 QUALITY STANDARD:CAUSE OR THREATEN TO CAUSE POLLUTION,CONTAMINATION, OR NU15ANCE:OR c .a NEW, GARAGE FINISH FLOOR 14.3 FINISH PAD 12.47 ta I I g' CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REGULATIONS 40 a Z - _� _ W GFR PARTS 1114 302. �'%R'CONCRE PAVERS 9. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO:SOLID OR LIQUID CHEMICAL SPILLS; �1 IE WASTi5 FROM PAINTS, STAN5,5EAANT5, GLUES, LIMES, PESTICIDES,HERBIGDE5, WOOD I p Q -'CONCRETE ^ b, �- � ... Line of 3rd Floor - -� Area I dory I PRESERVATIVES AND SOLVENTS;A58E5T05 FIBERS, PAINT FLAKES 0R STUCCO FRAGMENT5: FUELS, ¢ Q CONCRETE ( OILS, LUBRICANTS,AND HYDRAULIC, RADUITOR OR BAT173�Y FLUv5; FERTILIZER5, VEHICLES/ wj E--Line of 2nd Floor _ EQUIPMENT KASH MTER AND CONCRETE _ / AI I �'I LOATABLE WA5T1•ra';WASTE5 FROM ANY ENGINE/EOUIPMENT STEAM GLEANING F OR CHEMICAL DEGREASING;AND .ne L SUPER CHLORINATED POTABLE WATER LINE MiGHNG. DURING CONSTRUCTION, PERMITEE SHALL ro DISPOSE OF S" MATERIALS IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON SIM 1� 3 L [REPLACE PHYSICALLY SEPARATED FROM POTENTIAL STORM WATER RUNOFF,WITH ULTIMATE DISPOSAL N _ W,/M (TRASH, " ) - ❑❑❑ - _ Ufa -. r , AGC.ORDANGE WITH LOCAL, STATE A1�7 FEDERAL. REQUIREMENTS. (� .�I z ,•. ` \ CONCRETE`-����J tI U `"A v 1 CABLE/ry _ ` ro �- - -� �vb\ Q'�' +al 10. DEWATERING OF CONTAMINATED GROUNDWATER,OR DISCHARGING CONTAMNATED 501L5 VIA �. SURFACE E3R0510N IS PROHIBITED.DEWATERING OF NON-CONTAMINATED GROUNDWATER REQUIRES A rw '•1 '� 16�' •• EXISTING 6'BLOCK WALL N2'43'39.4 100.00' 'Q„ ` 2'XTCONC.PAVERSGREY p(1�(, /�'' _ \v NATONAL POLLUTANT DISCHARGE ELIMINATION 5Y5T1TNPERMIT FROM THE RESPECTIVE STATE WIT rAN OG Ex^T•3'k+ ,: t� REGIONAL WATER QUALITY CONTROL BOARD.s ON co)Vj LEGAL DESCRIPTION • � �0 0. LOT 62 OF TRACT MAP NO.1014 (� 11. GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF EXISTING 2-CAR GARAGE I I �1�% EXISTING 2-STORY HOUSE \ I I ACC: S EASEMENT SLOPES AT THE CONCLUSION OF EACH YVORKING DAY.DRAINAGE 15 TO BE DIRECTED TOWARD m 7 ACCESS EASEMENT DE5ILTNG FACILITIES. ' \ Q V12. THE PERMITS AND CONTRACTOR SHALL BE RESPONSIBLE AND TAKE NME55ARY PRECAUTIONS m TO PREVENT PUBLIC TREPA%ONTO AREAS MERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION. AJ oa 13. THE PERMITEE AND CONTRACTOR SHALL N5PEGT THE EROSION CONTROL WORK AND INSURE THAT THE WORK 15 N ACCORDANCE NTH THE APPROVED PLANS, w C N 14. THE PERMITEE AND CONTRACTOR SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL SUPPLIERS, LE55EE5,AND PROPERTY OWNERS:THAT DUMPING OF CHEMICALS INTO THE STORM DRAIN SYSTEM OR THE WATER5HED 15 PROHIBITED. 15. EQUIPMENT AND NORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES O 8 16 24 DURING THE RAINY SEASON.NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LAGATION5 TO FAGL.IfATE RAPID CONSTRUCTION OF TEMPORARY DEVICES MEN RAIN 15 IMMINENT. J GRAPHIC SCALE: 1/8"= 1'-0" rL�^ W ALL REMOVABLE EROSION PROTECTIVE DEVICE5 SHALL BE IN PLACE AT THE END OF EACH p� WORKING DAY WHEN 5-DAY RAN PROBABILITY FORECAST EXCEEDS 40%. 1V Ti. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN 1 EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE,AND 5TOCKPILE5 OF SOILS SHALL BE PROPERLY CONTAINED TO MINIMIZE EROSION CONTROL N OTES a SEDIMENT TRANSPORT FROM THE SITE STREETS, DRAINAGE FACILITIES OF ADJACENT PROFERTIE5 VIA RUNOFF,VEHICLE TRAGKNG, OR WIND. t It 15. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS,W�5TE5 SPILL5 OR RESVUE5 O Q INSTALL TEMPORARY EROSION CONTROL - GRAVEL BAGS L7~ - 2 HIGH 5E-6 BMP 514ALL BE IMPLEMENTED AND RETAINED ON 517E TO MINIMIZE TRANSPORT FROM THE THE 517E TO GRAVEL (5E-6) STREETS,DRAINAGE FACILITIES,OR ADJOINING PROPERTY BY WIND OR RUNOFF. INSTALL TEMPORARY CONCRETE WA5H OUT BA51N WITH PLASTIC o LINER - WM-8 BMP 10 MIL. PLASTIC ❑3 STREET SWEEPING AND VACUUMING AS REQUIRED - 5E-1 4 LINING T o 0 �4 INSTALL STOCKPILE MANAGEMENT - WM-3 BERM PLYWOOD 48"X24" U ❑5 INSTALL 5ANITARY/5EPTIC WA5TE MANAGEMENT - WM-q ' NOTES: PAINTED WHI ^ 1. ACTUAL LAYOUT DETERMINED 6 LA CK LETTERS IN FIELD " w �•I SECTION A-A 2. THE CONCRETE WASHOUT 516N 1/2" LAG CONCRET 4� NOT TO SHALL BE INSTALLED WITHIN SCREWS WASHOUT �/ SEASON I I }� �I fwI G /� ® p,� c _ 50 FT. OF THE TEMPORARY PRY SEASON REOU I REM E ITS r SET SEASON RMOU I I�EI_i ENTS 10 f GRAVEL (5E-6) CONCRETE WASHOUT FACILITY. � WOOD P05T5 F-+-� � eq d' *� p `,�Q QQ A 1 MIN. sw (MAY-SEPTEMBER) (OGTOL�ER- PRIL) LATH AND ON FL SIDING 2' 3T, /�R7/nT ' \ V1 N 1. WND ER05ION BMP5(DUST CONTROL)5HAL BE IMPLEMENTED. I. WHERE APPROPRIATE SEDIMENT CONTROL BMP5 SHALL BE IMPLEMENTED AT THE v 2. SEDIMENT CONTROL 5MP5 SHALL BE INSTALLED AND MAINTAINED AT ALL SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL 1/8"(P STEEL ✓OPERATIONAL STORM ORAN INLETS. NON-ACTIVE SLOPES, TO PROVIDE SUFFrAElT PROTECTION FOR STORMS LIKELY WIRE - 3. BMPS TO CONTROL OFF-5ITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND TO OCCUR DURING THE RAINY SEASON. MAINTAINED. 2. ADEQUATE PHY CAL OR VEGETATION EROSION CONTROL BMP5 (TEMMPORARY OR A 4 4. APPROPRIATE WASTE MANAGEMENT AND MATERIAL5 POLLUTION CONTROL BMP5 PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLE ATED I in SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMF5 ML15T BE -�Ic WASTES AND CONSTRUCTION MATERIALS. MAINTANED THROUGHOUT THE RAINY SEASON. IF A 5LECTED BMPS FAILS, IT MUST 5, APPROPRIATE NON-STORM WATER BMP5 SHALL BE IMPLEMENTED TO PREVENT BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE ORA91Yli STAPLE nET,�IL CONCRETE 1w� J�GI 1 �+ THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. AS SOON AS IT 15 SAFE TO DO 50. THE FAILURE OF A BMP MAY INDICATE THAT `,rONCRETE I V'�✓r rOU I CHECKED 6. THERE SHALL BE A "HEATHER TRIGGBRED' ACTION PLAN AND THE ABILITY TO THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES N WHICH NOT TO SCALE DEPLOY STANDBY SEDIMENT CONTROL 5MP5 AS NEEDED TO COMPLETELY IT WAS USED. REPAIR5 OR REPLACEMENTS MUST RE50LT IN A MORE ROBUST BMP, B 1O MIL PLASTIC SIGNED 37ET�11 L PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN •46 HOURS OF A OR ADDITIONAL BMF5 SHOULD BE INSTALLED TO PROVIDE ADEQUATE ` , DATE': PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, PROTECTION, LINING (OR EQU I Y 1�LENT, 50%CHANGE OF RAIN), 3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHAL NOT EXCEED THAT 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPS WHICH CAN BE ADEQUATELY PROTECTEDACMES BY DEPLOYING 5TAN05Y EROSION SCALE N.T.S. (AT THE SITE PERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) CONTROL AND SEDIMENT CONTROL 5MP5 PRIORT TO A PREDICTED RAINSTORM. /� NDCE55ARY TO PREVENT 5EDIME14T DISCHARGES FROM EXPOSED PORTEO45 OF 4. A DISTURBED AREA THAT 5 NOT COMPLETED BY THAT 15 NOT BEING ACTIVELY Y L/'lN JOB NO. THE SITE SHALL BE STORED O4 SITE. AREAS THAT HAVE ALREADY BEEN GRADED (NON-ACTIVE AREA) SHALL BE FULLY PROTECTED FROM EROSION WITH PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR MTABL15HED TEMPORARY OR PERMANENT BMP5 (ER05ION AND SEDIMENT CONTROL). THE NOT TO SCALE SHF-eT VEGETATION STABILIZATION BMPS AS DESCRIBED IN ITEM H ARE NOT CONSIPIEPED ABILITY TO DEPLOY STANDBY BMP MATERIALS 15 NOT SUFFICIENT FOR THESE N " North wTY�PE BELOW G`R�ADJE� 1 TO BE DEPLOYMENT FD° FOR PURPOSES OF THIS REQUIREMENT. AREAS. UVM AL AND SEDIMENT CONTROL BMPS MUST ACTUALLY BE DEPLOYED. CONCRETE ! ��T� I_I r"IN G �NT 8. DEPLOYMENT OF PERMANENT FS 50ON CONTROL BMNS (PEES T AL RE THIS INCLUDES ALL BUILDING PADS,UNFINISHED ROADS,AND SLOPES. VEGETATION) SHOULD COMMENCE A5 SOON AS PRAG11GAl.ON SLOPES THAT ARE 5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENTS COMPLETED FOR ANY PORTION OF THE SITE. STANDBY BMP MATERIALS SHOULD BMP5 NECESSARY TO GOMFLETELY PROTECT THE EXP05M PORTIONS OF THE Q N.T.S.NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN SITE FROM EROSION AND TO PREVENT 5DEIMENT DISCHARGE 2 S SHALL 13E STORED i� i` �/ jl�l �G�, O 8 1 F� cppp 24 COMPLETED. ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL. STABLILZATION OR ESTABLISHED VEGETATION Im I= tam%WAF�_ rR . OF awes ra STABILIZATION BMPS ARE NOT CONSIDERED TO BE 'EXPOSED" FOR PURPOSES OF GRAPHIC SCALE: 1/8"= 1'-01. THIS REQUIREMENT. 20 I Client:Owens Survivor Trust Project File No.2,1 91 1 4-1 01. Client:Owens Survivor Trust :Project File No.219114-1,01 Client: Owens SurvivorTrvst Project File No.219114-101. REVISIONS BY Project:2642 Crestview Drive Project:2642 Crestview Drive Project:2642 Crestview Drive �i Newport Beach,California Newport Beach,California Newport Beach,California e V 5.5 'Type of Cement 4.6 Trench Backfill ,� 1 ,, m ZY • �i - t :• -i I : ? , ,i' s ° ur_ • F� S-i"�.ie.1 ` q �.Iprth with a 2%probability of exceedance in 50 years(USGS Design Maps Detailed Report). In lieu of water-soluble sulfate testing, sulfate resistant cement consisting of Type V Backfill of all trenches should be compacted to achieve a relative compaction of at least 90 w s . 4 q' �� a •, .F�i cement with minimum compressive strength of 5000 psi and a maximum water to cement percent of their maximum density. Care should be taken not to damage utility lines. The Seismic criteria for a near source event should be considered in the design of the structure. ratio of 0.40 should be specified Table 19-A-h of site soils are considered suitable for use as trench Backfill provided the are at � investigation � s a. ' •'- 1 ' , r .- 'r P ( Uniform Building Code). , P. y or near Based on available information from our field alto geologic publications,the d - ;. ! '• [" otimummoisture. * ..,. 1�fri `i•"- �;+ P Likelihood of si ificant surface fault ru ture or ound deformation at the site from an "s • - rr ` , - r k r earthquake is considered to be relatively low. l .X�''r 5.6 Slabs-on-Grade The walls of temporary construction trenches are expected to be stable when excavated . r r v• near/ vertical vrith only minor shoring,provided y y g,p o I the total depth does not exceed about 2.5 Slabs on the proposed building feet. Shoring of excavation walls or Battening of slopes ma be required,if Teeter depths, P P g areas should be designed as structural mat foundation. g 8 P Y e9 g 1 3.5 Liquefaction a•' - m n --¢ °•i• Interior slabs-on-grade (in living areas) should be underlain by 15-milpolyethylene arenecessary. All Work associated with trench shoring must minimally confirm to Cal- • - .,v � '• • -'� � � m. r\ � `tie �"'�\ .n :a ' OSItA and local safer codes. ,. i• , a cry - 1r 'r r , 1 1 moisture barrier with two inch of sand between the moisture barrier and the slab. Slabs on Y Liquefaction is a phenomenon that occurs in saturated,cohesionless(usually sandy)soils in I + � '„ ° ' '�', - - '� + �• . �- �auuit! °° - �a�pP Ne+i•rnrT� '' '� I P walkways and patio areas should be a minimum of 5 inches in thickness and reinforced with '' t `' • r' 1 �` "�� -- which the soils undergo transformation from.a solid to a liquid state as a result of increased interstitial pore pressure and reduced effective stress. This typically occurs in the upper 30 -•,�.•:. r No. 4 bars at IS inches oR-center, eacU-way. Sawcuts (or cold joints) should he made at maximum of 10 feet intervals each way, With a maximum length to width ratio of 2 on 4.7 Gcotechnical Observation and'Festing feet duringowed shaking, as during an earthquake event. The soils underlying the {� �'' •, ELi '� J � - ° .�": ,_ st' g g 9 g subject site were saturated al a depth of about 7 feet and underlain by coliesionless sands p , + ---�„_-�•', , ,_,huh r ( .': .. p exterior slabs. Slabs adjacent to plunders should have thickened edges 18 inches deep alld 8 p [ ' rxoar inches wide. Iu order to achieve desired quality,control,observation and testing by our representative is and sediments that possess low to moderate densities. The site sbould be considered to - recommended with then specified activities below: ?,i}: t,' �; wauev,,.e„o' w "' 4 r - °.�°...•:I" �r - Pe have a moderate to high liquefaction potential. .:W-e ,.•, ^tic. - 'Paxxb 5.7 Settlement During clearing ofthc site; For light earthquakes of short duration, minor structural damage is anticipated for light rr+�;- ,�' ''•s,� CLq:.r °d �' '• •i During rough and precise grading othee site; wood-frame structures. For moderate earthquakes, some degree of structural damage is to + , `, g a ,a a`,„� - - ra Trr ;,'/ .-s�,eirrs°xr Subject to implementation of recommendations During footing excavation for building and/or wall, • _ - - Ualbuu---1____ 1 P ommendations contained herein, structures may be g g g g al,prior to Backfill; he expected. Supporting the structure on a mat foundation and providing a layer of � .ter •., � 1„ � � - "`-. v.-•:eF � i -expected to seOle a maximun. During placement d a¢ compacted "a•-.."'s - '' ` '� -),+o , :r - P 1 of three quarters of an inch vrith a differential settlement of g p of sand d moisture barrier for slab underlayment; fill be¢eath the foundation stem reduce the extent of For severe �P� .li s, I L '� 'tc{r..°faw SY .,x� '• aa.,: yr. : i,. `•'4?r.:µ ;$ „ - ,.• . less than one quarter of inch over twenty feet of horizontal di Prior to placement ofan interior or exterior slab' - suchpiles, groutingf •' •• �1��. + Yr _ ` : ++• •'+" .�. - ty stance. Iv].osl settlement P Y earthquakes, deep foundation and/or surface treatments sal as o - z.r H• r�„, ,,��t3f� , ._c,,.yc,,t„e , may be expected to occur duringconstruction. During backfill of utility trenches and ret.•linin gwalls if gravel drains need to be considered. �' - '{'^_, :r,'�i`% b •_ _ - 1-? i "` wY• ° - ', Bgrtioa ` g , X vnbmcompacuon,and gr d an s s • When any unusual geotechnical conditions are encountered; • Prior to final approval. rr ' : • ,y' 'is 4n, ' - +. \ _� f. r N N E O 2 C 5.8 ABC Slot Cut Metboil w• +, "- 3.6 Grading and Earthwork - tRmr ,• ;,•, c ''j y i ..„o.'3s' p O � S O N E 2 p C p -O O C i ce" E L - .- L U U r. � O Site din. and re oration will be re oriel to re are the site for the ro used O C O in a) Removals adjacen t nl to the property line may be cut temporarily at 1:I FC V using tine ARC gm g P p 4 P P P P , r ��;_ , '-+ :o• !� - -' i ,'« � r -• ' i+. n,,,-.a. , T D +_ development. r •• I o u t �; - e e r Slot Ctirt Method. During, bll placement, the 1:1 H:V cut should be removed and � `-; " � 6h". - E � ` O ._ recompectcd in 4 to 5 R.. wide slots along the property line. The width of slots is , ( '+ `„P7"n.Rl"" Newport- - - h = 0 C 0 a a) O O U i. 0 ,., � 9 O � C Q + ,.•� 'x: ? it • ', �. I- Submdii N 0. 0. O dependent on field conditions, slid is to be determined by the project engineer and/or - >~ ixr 1, � Con�- ::�!_. a a) ` e I :. s c ti Y ` 1 engineering Geologist.See lypicaL ABC Slot Cult rVlethod de[sul;Figure C-1,Appendix C. q tr �� � •.v-_ __`r.,__- I � aZi p � o � p a�i o •� O ., r. r Y , "td Cslunrine�e116.,sr+„ � y!4 Hniticencl Uncoraoli nted, narve,;U„i j • i ;,- ,, c. - ;� O s_ `0 3 rn •- t4lMf n r 1 \-''M/`r 2rYT _L al r �E.r _ ysmldy s11ty',rand K16�'ey ocganrc ncha�uanne deposits. •rg �,.$x _ SJ Surface Drainage Provisions ,rxatb µse ` aix rlr+��;,I k 3 _ - ° r5',,,'(NBwoort Beams:7.5 auudnnnRlel... r� ` a+t O O C a) j [ Positive surface gradients should be maintained away from planned structures, berm areas, - ,._ ., ^, _ � N ri _ O 2 0-L a) O = U . .... . . n ._ � . Reference: - O aa)) o a `o u E 0 3 3 w etc.,such that water is not allowed to flowmediatily jasite,and should be contained in cxmoglc Mnnorme s�°ran°„aoxeo' ouo4.,CA,Curran+l<a ey M°rronn.nl.,oPr°-muenePon 7xan,zoo+. Reference: USGS 7.5 Min.Newport Beach OE S Quadrangle Ma ,California-Oran+e Co. approved drainage devices. "Cie ground immediately adjacent to the foundation shall be Scale: 1:100,000(300%) Scale: sloped away from the building at a slope of not less than one unit vertical in 20 units r 0.5 ° EROMEfERx i p M perpendicular la percent slope) for a l.Inirnyn distance st 10 feel r tot rant) measured TITLE: GEOLOGIC SITE V tCINPPY MAP FIDURENO.: ICJ perpendicular ) the face Lathe wall, any physical obstructions or lot d tes prohibit ed TITLE: SITE VICINITY MAP, Moum NO.: N , feel alternative mirth of horizontal distance,a 5 percent slope shall be provided to ran approved PROJECT: 2642 Crestview Drive,Newport Beach,CA Q� alternati'vc method of diverting water away from the foundation.Swales used for this � ' 2 BA.R ASSOCIATES,Tic. PROTrCTNO: 2 19.1 1 4-10 1 DATE: 4116/2019 BY: At FOA& PROJECT: 2642 Crestview Drive,Newport Beach,CA 1 P.d.fi A.rsncm[ec,Inc. P.A.&Associates,Inc. 10 P.A.k A.rsocialcg Inc. 8 PX ASSOCIATES arc, PROJBCI'N0: 219114-101 DATE: 4/162017 BY: JR I U Client:Owens Survivor Trust Proj act File No.21.91.1.4-101. - I Client:Owens Survivor Trust Project File No.219:114-101 Client:Owens Survivor Triud Project File No.219114-101 - Client:Owens Survivor Trust Project File No.219114-101 W Project:2642 Crestview Drive Project:2642 Crestview Drive Project:2642 Crestview Drive Project:2642 Crestview Drive Newport Beach,California Nclvpm•t Beach,California Newport Beach,California I Newport Beach,California I 198° 9.97°30' 14i 996'.30. 116° 115�30' 0 purpose shall be sloped a minimum of 2 percent where located within 10 feet(3048 mm) 5.0 FOUNDATION RECOMMENDATIONS '- =' - - f of the building foundation.Impervious surfaces within 10 feet(3048 mm)of the building - 4.0 RECOMMENDATIONS w�1 - s ,y1P �1- {' -{ 1.3 Site Description foundation shall be sloped a mininuun of 2percent away from the building. Exception: I a ` .r '.•.�. li _ ,+ '¢ , 111 W i 5.1 Ribbed Mat Foundation - - • a✓ -'aa' ^"' '�`" f ,, s ��•rt N Z Where climatic or soil conditions warrant,the slope of the ground away from the building r; The construction proposed for the site is considered geotecluically feasible. Grading and - •:,._ i, •' - At the time of our investigation the site was relative) flat end occupied b a single family foundation shall be permitted to be reduced to not less than one unit vertical in 48 units `' .p " .y,.• g Y P Y g Y The proposed ribbed mat foundation should be founded at least 16 inches into competent foundation plans should take into account the appropriate geotechnical conditions of Ole site. .° , , 1 ; residence and attached garage. The site is bounded by Crestview Drive on the northern o rram�•• CV � horizontal (2-percent slope). The procedure used to establish the final ground level 34 p. -r•: . 34° side,an alley material. Square pad footings should be founded at least 16 inches into competent' y on the southern side,and residential developments on the eastern and western adjacent to the foundation shall account fun: additional settlement of the Backfill. material and should have a minimum dimension of 24 inches square Modulus of 4.1 Grading ^'a , -., sides. The property is rectangular in plan view with sides approximately 40 feet wide,along kf Construction plans shall indicate how the site grading ocdra nage system will manage all subgrade reaction (ks) may be assumed to be 200 kef. Amount of reinforcing steel and a t w �. p Crestview Drive,and approximately 100 feet long from Ole south to north. rU- surface water flows to keep water from entering buildings in accordance with the ; thickness should be determined by the project Structural Engineer. % 1. CA y {,4 California Green Building Standards Code(CALGreen),Chapter 4. Prior to One start of grading, all vegetation and other deleterious materials generated from � � rv„ �' �t�i i+j '� C the demolition of the existing structure should be stripped and legally disposed of off site. - , {,•,_ ; 1.4 Use of Report Mat should be underlain by 15-mil polyethylene moisture barrier with two-inches of sand : " 'F i t�. -,f4' ,,1 • Q (with minimum sand equivalence of 40) between the moisture barrier and the slab add 2 5.10 Alternative Drainage Recommendation(Our-Site Drainage System) inches under the moisture barrier,whichahould overlie die 8-inch thick gravel blanket. 30` 1 30 This report was prepared at the request,and for the exclusive use of the Client and Cfient's W ' I b'r 4.2 Sub-Surface Soil Preparation � '� 1q n w � F--•I `,� s ,v .Jrv.. design consultants,for a residential development of the site. Use of this report by others,or In lieu of surface drainage recommendation in section 5.9,we propose the construction of _ • ., g P 1 After clearing One site,the loose and soft soil within the building lines and 2-feet beyond(or °�°�, ". r �`I?i," for purposes oilier than those stated herein may be subject to misinterpretation and is a trench drainage system to contain surface water on the site,including roof drainage and 5.2 Allowable Bearing Capacity ••r therefore no recommended. P.A. Associates should review any changes made on the to Ore properly line)should be removed and replaced with compacted soil to a minimum of f t P & A i r \ O garage wash. The proposed trenches should be 9 square feet and 4 feet deep, filled with two (2.0)feet below die bottom of the proposed mat foundation system. If the bottom of - project plans fur applicability and compliance with recommendations presented. V M pea gravel and a minimum of 6 ft. apart; typical trench drain details me attached in Matfoundation system may be designed.with an allowable bearing capacity of 1200 pounds Appendix C. The wench drains should be minimum.of 4 feet from any structures. per square foot. the excavated area possesses less than 90 percent compaction,the project soils engineer will require further reqfurther removal. Subgmde material jut proposed walkways,driveways,and parking33 �.� 33 r� ' arras should be overexcavated to at least 12 inches below the bottom of the slabs and/or +I° ,S,'.. 1.5 Planned Land Use q base. If the bottom of the removal area becomes Unstable due to the high ground water, _ 6.0 CLOSURE I. 5.3 Short-teem Seismic or Wind Loads approximately 12 inches of 1.0 inch crushed rocks should be placed in the botton of the ,. It is our understanding that the proposed project entails demolition of existing strictures on O excavation. } the site and=istructioa of a new residential structure with associated improvements.It is v'n - When designing for short duration wind or seismic loads,the above values can be increased f; nw -. .our understanding that the structures will consist of a typical wood-frame construction. I No 6.1 Uniformity of Conditions i by one third. 4.3 Scarification 30'' �� - ' 's•� -Ra 30' W The recommendations and opinion expressed in this report reflect P.A. &Associates best I 5.4 Seismic Recommendations � � � � ' estimate of the project requirements based our an evaluation of the subsurface soil conditions I All exposed surfaces, idcludi ng overexcavated surfaces, should be scarified 6 inches, encountered at the subsurface exploration locations and the assumption that the soil. The structural design at the site should conform to the most recent 2016 California Building moisture-conditioned, and compacted to 90 percent, as tested in accordance with ASTM condition do not deviate appreciably from.those encountered. It should be recognized Oral - Code requirements for Region l and the most recent design standards of the Structural Test Method D-1557. .30 .1'17 '196'30' 41,b. 195 �30r the performance of the foundations may be influenced by undisclosed and unforeseen Engineers Associafion of Calitbmin. Based on the materials enemmtered. and site Etevidkil ft 0 1 02 '0 .50b 1000 1500 2000 'i 35b0 ;5000 650b 'V00 10606 12060 variations ill the soil conditions that may occur in intermediate and unexplored subsurface coordinates(Lai. 33.615416°N,Long.,-117.908204°W)die following ASCE 7-10 SLvrdard ye _® -© 8 - ^ areas. Any unusual conditions not.covered in this report Olat may be encountered during Sea Level' ., seismic recommendations are made: 4.4 Import and Fill Material Usage - 0 30 81 1 2 ' 05 557 610 762 I067. 1524 ta81 2938 3048 3659 V grading operations and construction should be brouglit to the immediate attention of the 3 Project Engineer and/or Project Engineering Geologist so that we may make modifications Site Class=D,CBC 2016,Table 1613.5.2; I , I I, Should importation of fill he desirable,the material should be primarily granular,with very I I I to our recommendations if necessary. i Ss=1.718;CBC 2016,Section 161.3.5.l; low expansion potential, having an expansion index less than 20. All import should be S1=0.634;CDC 2016,Section 1613.5.1; inspected,and tested as necessary by the Soils Engineer prior to importation to the site. Reference: Southern California Earthquake Center I _ F,=1.0,CBC 2016,Table 1613.5.3(l); _ 6.2 TimeLinrititions F„=1.5,CRC 2016,1'able 1613.5.3(2); I ° 40 km °ua j' O SMs=1.718,CAC 2016,Section 1613.5.3; 4.5 Fill W The findings of this report are valid as of this date. Changes in the condition of a property Smi-0.950 CBC 2016,Section 1613.5 3; - TUTU: ACTIVE FAULTS OF S.CALYrORNfA MAP FIGURENO.: call, however, occur with the passage of time, whether they be due to natural processes or Seas=1.145,CBC 2016,Section 1613.5.4; Native soils are acceptable for utilization as structural fill. All fill.soils shall be placed in 0 o the work of man on this or adjacent',properties. In addition,changes in the State-of-the-Art ,'. Sol=0.634,CBC 2016,Section 1613.5.4; maximum 6 inch lifts (compacted) and properly dcnsificd to at least 90 percent relative w PRomcr: 2642 Crestview Drive,Newport Beach,CA 3 �'1-'� and/or government codes may occur. Due to such changes,the findings of this report may Seismic Design Category is D,CBC 2016,Table 1613.5.6(1&2); compaction. PA.&ASSOMTES.m°. be invalidated Wholly Or in part by changes beyrlld ourcontrol. 1.hnCi'CfOre,thus report I'RO]LCT NO: 219114101. DATE: 4/1612017 BY. JR rim/ 1•/'_'1^ P.A..F Associates,file. 13 P.A.&Associntes,Inc. 11 P.A.&Associates,Inc. 9 P.A.&Associates,Ire O U ct U c� N N DRAWN R.R. CHECKED EFM DATE SCALE JOB NO. _ o SHEET N o I N N SOILS Q 0 o OF SHEETS IL I � r . REVISIONS BY �pwr'o Ei" FIFC�?b.L ,1��-�I�I DEIyd' 11AL NOTE,OF r.• kT� C'[TY OF NEWPORT BEACH 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set y IT F. forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) 14. Particleboard, medium density fiberboard (MOF) and hardwood plywood used in interior or exterior of CON91\41JNI'rl' DEVELOPMENT DLPARTNII?NT z the building shall comply with low formaldehyde emission standards as set forth in Table 4504.5 Ii9't 'L €;t1:11dt: u », IIUI LDING DIVISION ADHESIVE VOC LIMIT ' below(4.504.5): 100 Civic Center Drive P.O. Box 1768 Newport Beach,CA 92658-8915 Less Water and Less ExemptCom Compounds in Grams per Liter '1. R+.4i4 m c, corylalnm ikcl�fal Fy((`^-gip, I�IJJ'B'.]i"�, '(r3 •6'l;l� Gs�lF1.111"c•l.r'�` UPI rI[=$, il`j$II �Iv �,I f!ak�Ey�i31[� e`'!F"""Aa www.newoortbeachca.eov, 1(949)644-3200 ARCHITECTURAL APPLICATIONS VOC LIMIT FORMALDEHYDE LIMITS' D11�.� e 11. 0%t 1. 50 MaximumformaldehdeEmissionsinParts erMillion 'kk9t�t'I •aisl 'etliEr^Ire;tllltll '6WIIr11 �IrllT/drl iYY y rI'rh, . r.,!9ae1r46f1 Indoor carpet adhesives c. Ir Carpet d adhesives 50 r�l CALGREEN -RESIDENTIAL 15o -PRODUCT umlr 41rf?5riEl 1f3b'je: fG 1,aL'fip�7 �• .�J., � tl Outdoor carpet adhesives Wood flooring adhesive Hardwood plywood veneer core OLDS :� .,r /a L5�s� MIN-IMUM RE UIREAH. NTS so Hardwoodplywoodcom site core `}` r�13'ffitY-91P-2iiN1'shell he Grrciv' cd � fly 1L3'�'Y_YWng hamrdwds l+a �tmm: T�BC 2'4OB.E� Rubber floor adhesives Particleboard 0.09 - - Subfloor adhesives 50 Medium densityfiberboard 0.11 $. h'a'I I'I '111J�171 tll'if& Scope Ceramic tile adhesives 65 Thin medium densi fiberboard 0.13 1. 2016 California Green Building Standards Code oral) is applicable to all new residential buildings, VCT and asphalt tile adhesives 50 1.Values in this table are derived from thren spiciFad by me California Air Resources Board,Air Teems cord Measure far Composite Woos as f •+' including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of Drywall and panel adhesives 50 tested i.moccu encawithASTME133390(2002).Foraddithmolh0samidon,sonCe/AemiinCodadRegulations,Till.17,Sections93120through fb aYtt n 14Ottell 'Lfr ''7t' Ows of I•he IIOOr sur'I`ac* in flubs, s..I''l r,s, :swurlteA-3r ° dwellings containing sleeping accommodations with or without common toilets or cooking facilities Cove base adhesives 50 93120.12 f 'r$tt3®rti F,TCPtg F�15 2.Thin medium density fiberboard has a maximum thickness or5ii&inch(9 min). regulated by the Department of Housing and Community Development (HCD-1). (NBMC 15.11.010, Multipurpose construction adhesives 70 CG Section 101.3.1). Structural glazing adhesives 100 15. All duct and other related air distribution component openings shall be covered with tape, plastic, 5v. will'm, •a1 24 lrl h ire a aimwerik9ige of ac T ' and vhIn CS irra. l c of 2. 2016 California Green Building Standards Code (ral) is applicable to additions or alterations of Single-ply roof membrane adhesives 250 sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust existing residential buildings where the addition or alteration increases the building's conditioned �.�9II0.,� Other adhesives not specifically listed 50 and debris,which may enter the system until final startup of the HVAC equipment. (4.504.1) g aurI-0cc area, volume, or size. The requirements shall apply only to and/or within the specific area of the SPECIALTY APPLICATIONS t ,1L addition or alteration. (301.1.1) PVC welding810 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the ra i iC Y`$ gletzing •arvo i55 PTIgre:i f yl 9 sq. 61L in ;pf!�A, !dF1ilh 'Ihe 15ialxolm eta a le;as CPVC welding 490 building. Unless functioning as a component of whole house ventilation system, fans must be tha3fl j';�, �Ta:f"iIS .'ae4,r;:f�rjh'I]{ f' I.I'I� Gv.j �(jCy!?' 1$IOI° than Inches fJ t}I]15E' Energy Efficiencv ABS welding 325 controlled by a humidity control capable of adjustment between a relative humidity rage of less than 10 - "' - Plastic cement welding 250 or equal to 50%to maximum 80%. (4.506.1) 3. New one and two family dwellings and townhouses with attached private garages shall install a listed Adhesive primer for plastic 550 17. Duct systems are sized,designed and equipment is selected using the following methods(4.507.2): G!, : dlt3GerTtLTJ9D`r4d:,"_i!I#. �.,'Iri(ii5� � YIl� 1:31Fipt: ° iiI73 : ® IRLiTfi2J hari�IxTlt,31I�"47f nominal 1 inch inside diameter raceway to accommodate a dedicated 208/24U Vol t branch circuit. Contact adhesive 80 a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential (4.106.4.1) Special purpose contact adhesive 250 k?ta lilt .�Lf rf-a to and 5D I I'LJ`_2he S.ab4'F-e it"IWn L�J 11�°P3 L� a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet, Structural wood member adhesive 140 Load Calculation), ASHRAE handbooks or equivalent design methods. •] - box,or enclosure in close proximity to the proposed location of an EV charger. To and trim adhesive 25p b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), f - _ f.. . - _ 1 `u 3 t c C) `0 m >- o b. The service panel or subpanel shall provide capacity to install a minimum 40 ampere dedicated SUBSTRATE SPECIFIC APPLICATIONS ASHRAE handbooks or other equivalent design software or methods. Adjacent fxl f 13°illh�tl A.SS fm7rGlllr:Y f��S Inmli ; h�-7 ` '- 1' �l-f- y' W" 130 MCM PrEiad o � o a o L) B t C, a� rtelreira , wd 7 sad slalf -ce 4 Within f3 Iran 1 L ` C 0 0 ° x branch circuit and space reserved for installation of a branch circuit overcurrent protective device. Metal to metal 30 a Select heating and cooling equipment according to ANSIlACCA 3 Manual S-2014 (Residential '� °r 1 ... .I• �1 fY€+;5 Et Iaf 1P'Bg tl o v ,E .0 0 Plastic foams 50 Equipment Selection)or other equivalent design software or methods q _ - , c. he service panel or subpanel circuit directory shall identify the overcurrent protective devices Porous material(exceptwood 50 }. C IE,9r3n[ L3P t�Y lcl el. '.d b8'a3 Ir 11f71l1f�1 4�I' IRcItE=9 !t�'fr lr L'.; 13d 1b Irf t r c 0 0 c - 0 u space reserved for future EV charging as"EV CAPABLE." d. The raceway termination location shall be permanently and visibly marked as"EV CAPABLE.' Wood 30 , t �, , O t c - rn c r 1S'{P!P! lt'9 etr1RE 1{y eln ',Fl > {61II T6� 1S TI(�liq .� � Ii r E = o 0 a 0 c 0 U . Fiberglass 80 Installer and Special Inspector Qualifications _ o C .p o 4) 0 o c .I an adhoewn is used to head deoim9ar aabeveme together,the ashosivawitn the highest VOC cement shall be allowed. 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and ..''�., !,{,t r�U L� � I -•f - - 0 0 _ o ro Df ahcrar ers or Batas CE th, cha r" shiall bet orf r MlWIl pl i.4sr;. lilt, or LL o 0 0 0 0 .0 - a z. Faredauionalmr«mauanragamingmamaasromeasaravocaomontspaaeaaintado.sea sown coast aroaalaymanagamemBiaastRalane9. certified installers in the proper installation off-IVACsystems. (702.1) _ _ IaGproved eC�'uah, to-it he,grrt of nal Iess 1IT n 70 bi sab ejmifi iliIL�l�_ Pa�Trin,ft u � � - s B m N a` E SEALANT VOC LIMIT 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they 4 hID� > or 4y�!'I-ufln 1 }�'rT(B+�fGlr1 14' IItL.. " Less Water and Less Exempt Compounds in Grams per Liter are inspecting. 702.2 wrdle [ I k-, L��q, fl c c o 'j c P 9 ( ) r I ` v 1 is a�,..n�A �c N L `p .O '^ p. O SEALANTS VOC LIMIT Architectural 250 Documentations hi• U llry rlgl as�rlr,-a+ t]'I` Iflb 9:DAFYr�r G:I4;,:IS'7 ,ir $II I�E9 7,L� � ,yam` (L' I`Itl9 r'_1 � ttbLt $P o 01 CL r o c _t « LL q� $�3 1 a u 0 u Marine deck 760 20. An operation and maintenance manual, CD, web-based reference or other approved media shall be I�i�1L'trler tiff L'leaf f13Tr $ra, and Rh?yt;aI90-'IY aaaVebta afr erlc X+rlfa0ssing a Ml Inch ,. O B'4i 0 .m o u E o 3 3 w Nonmembrane roof 300 p Roadway 250 provided by the builder to the building occupant or owner at the final inspection. It shall include r.CLrn,a'W, dr'L4e., CPC A 1 17 Single-ply roof membrane 450 operation and maintenance instruction of the equipment and appliances. (4.410.1) Other 420 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set �• 1=Srler{G7 I-mih and Plmwr. tPrVff1ft Ib. I �' f!$ [J'F ae ! papee f 8ll 5f4ao0 b;a SEALANT PRIMERS forth in Tables 4.504.1, 4.504.2, &4.504.3. (4.504.2.4) 51ht?�9l#.il, _ Architectural Lp Nonporous 250 22. Documentation shall be provided to verify that composite wood products used comply with CV Porous 775 formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) r_ II het M17i1`3t "i Ilt'.11 i(Y1YIjrFIE}r'lo Lie eL rea�aS1. 118 fT k%nes i '1h4 ;:arapE1'fia+ar, Ill I :ar> re Ifs Modified bituminous 500 23. Documentation which shows compliance with CAL Green code including construction documents, a gwage i PG :5-08 1,4' U Marine deck 780 plans, specifications, builder or installer certification, and inspection reports and verification shall be �e �s� - 750 p ( ) t Pro-fiLle -.3 inch dIsr€i-lor fa r J-,ti:dell -5tuel �et1 e'rn.hel i�I � sr - �I b fur Other available of the final inspection. 703.1 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to (71�•Lt lil_ll'1 of we ter h a&I Fi r$ in gim ra gP, UP C :55430,1 Q the Building Inspector prior to final building inspection. (Section 703.1) W ° V0 agwr h eab3ra In be srrappadi vl top-and!borom iMrhl 1 1f£;"x 711-3 9a.'119e alraP Wihhl Sfff � 1 � x - lap boM each end. CPC S_OL2 � - 3 fY. cam,stwl[slol:Nlla.ea.eraannlaaemarymeasure; 01,10,2317 5 10. t!he, Cl OgrEeS I,lI115eT ve.hl `shelil n& exceed 14. Ltd,In `t;'f°tenrall lanplh- 4,.t:Y,1C ri7l]4.33'.r.2 v 1. `mJ 0 11 . Meld Iln el to,Irfsbs.- ;I l d oprirvuls V1.16LUrr'.1-,hind se.,ratrA rreqUireirriefeel,pdr-w Ln Material Conservation and Resources Efficiency CITY OF NEWPORT BEACH ncyrete vlseement.d N 13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set COMNIUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION' 12. .l�t'll a-,S 1':I-L4U'Ilhr h -- UV4 I� l FP,41 :Skh l] � • d� Z �--' 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at forth in Table 4.504.3. (4.504.2.2) I ._4iC� !� �'!� 1 � r'L. _. -�. �E L$Q:;1.➢l Glfacd �t�.li an ;5�]I3Jl,C3=V'e L1 exterior walls shall be protected against the passage of rodents by closing such openings with r W cement mortar, concrete masonry or other similar method. (4.406.1) VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS ' STRUCTURAL OBSERVATION GENERAL NOTES al®t'm 431 $n SITiI-T- ' r ad alOrma1 SaLlSlY'I11 901111'f3;. CAC 11 DRA-A-2- Q-) � E~ 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the (Grams of VOC per Liter of Coating, 1. STRUCTURAL OBSERVATION IS REQUIRED FOR THIS PROJECT IN 7. IF THE CITY'S FORM IS NOT USED, REPORTS SHALL BE ON STRUCTURAL - t 4 • nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Less Water and Less Exempt Compounds) ACCORDANCE WITH CBC 1710_ STRUCTURAL OBSERVATION IS THE VISUAL OBSERVER'S LETTERHEAD, STATE SITE ADDRESS, PLAN CHECK & PERMIT . Q COATING CATEGORY VOC LIMIT OBSERVATION OF THE STRUCTURAL SYSTEM BY A LICENSED DESIGN NUMBERS, STAGES& ELEMENTS OBSERVED,DATE OBSERVED,&COMPLETE Flat coatings PROFESSIONAL FOR GENERAL CONFORMANCE TO THE APPROVED CONTACT INFORMATION FOR STRUCTURAL OBSERVER. r '� ''Water Efficiency and Conservation 5 50 CONSTRUCTION DOCUMENTS. Nonflat coatings 100 B. ALL STRUCTURAL OBSERVATION REPORTS, REGARDLESS OF FORM USED, 6. New residential developments with an aggregate landscape area equal to or greater than 500 square Nonflat-hi h gloss coatings 150 2. STRUCTURAL OBSERVATION DOES NOT WAIVE:THE RESPONSIBILITY FOR THE SHALL INCLUDE THE LICENSE STAMP & SIGNATURE OF THE STRUCTURAL 1� feel shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) Specialty REQUIRED INSPECTIONS BY THE CITY OF NEWPORT BEACH. OBSERVER RESPONSIBLE FOR THE PROJECT.Coatings 3. THE OWNER SHALL EMPLOY A LICENSED DESIGN PROFESSIONAL TO PERFORM 9. EACH STRUCTURAL OBSERVATION REPORT SHALL BE GIVEN TO THE OWNER Basement scial coatin s O 7. Plumbing fixtures and fittings shall comply with the following(4.303.1): Aluminum roof coatings 400 STRUCTURAL OBSERVATION SITE VISITS, AND TO ISSUE ALL STRUCTURAL 400 OBSERVATION REPORTS rTl T \ . 0 . INSPECTOR.OR OWNER'S REPRESENTATIVE, MAXIMUM FLOW RATE B PROJECT CONTRACTOR,AND THE BUILDING FIXTURE TYPE ituminous roof coatin s 50 A. THE DESIGN ENGINEER SHALL IDENTIFY THE REQUIRED STRUCTURAL 10. THE CONTRACTOR SHALL RESOLVE ALL DEFICIENCIES & THE FINAL u Single Showerheads 2.0 Bituminous roof rimers 350 OBSERVATION SITE VISITS ON THE STRUCTURAL OBSERVATION SCHEDULE. STRUCTURAL OBSERVATION REPORT ISSUED PRIOR TO FINAL INSPECTION OR Co Multiple Showerheads Combine flow rate of 2.0 m80 i WING: T�m 80 i Bond breakers 350 5. THE REQUIRED SITE VISITS SHALL AT A MINIMUM INCLUDE THE FOLLO ACCEPTANCE OF STRUCTURAL WORK BY THE BUILDING INSPECTOR.Residential Lavatory Faucets 1.2 gpm @ 60 psi' Concrete curing compounds 350 Cti A. OBSERVATION OFTHE FOUNDATION SYSTEM PRIOR TO FINALCONCRETE 11. THE FINAL STRUCTURAL OBSERVATION REPORT SHALL STATE THAT THE POUR; STRUCTURAL. SYSTEM CONFORMS TO THE APPROVED CONSTRUCTION Common and Public use Lavatory Faucets 0.5 9prn 60 psi Concrete/masonry sealers 100 B. OBSERVATION OF BUILDING FRAMING PRIOR TO CALLING FOR THE CITY DOCUMENTS&THAT ALL PREVIOUSLY OBSERVED DEFICIENCIES HAVE BEEN V Kitchen Faucets 1.8 gpm a 60 psi Driveway sealers 50 OF NEWPORT BEACH'COMPLETE FRAMING INSPECTION';AND, CORRECTED. T N Metering Faucets 0.25 allons r c cle maximum Dr focicoatin s 150 C. FINAL OBSERVATION OF THE COMPLETED STRUCTURE. 12. FINAL INSPECTION OR OTHER ACCEPTANCE OF THE STRUCTURAL SYS-TEM l Faux finishin coatings 350 ADDITIONAL SITE VISITS MAY BE NEEDED AS DETERMINED BY THE DESIGN BY THE CHIEF BUILDING OFFICIAL,OR DESIGNEE.WILL NOT OCCUR UNTIL THE 1( N Water Closets 1.12 allons/flux 350 ENGINEER OR STRUCTURAL OBSERVER. FINAL STRUCTURAL OBSERVATION REPORT IS RECEIVED. Wall Mounted Urinal 0.5 g allons/flush Fire resistive coatings 6. THE STRUCTURAL OBSERVER SHALL PREPARE A STRUCTURAL OBSERVATION 13. THE LICENSED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE SHALL All Other T es of Urinal 0.5 allons/flush Floor coatings 100 REPORT FOR EACH STAGE OF CONSTRUCTION OBSERVED. THE CITY OF PREPARE ALL CONSTRUCTION DOCUMENT CHANGES RELATING TO THE Form-release compounds STRUCTURAL SYSTEMS. REVIEW & APPROVAL OF SUCH CHANGES BY THE 1.Includes single and dual Hush water closets with an oRacliva flush ram of 1.28 gallons or less when tasted per ASME A122.19.233.2 for single flush 250 NEWPORT BEACH 'STRUCTURAL OBSERVATION REPORT' FORM, OR A and ASME 1112.19.14 he deal flesh toilets. Graphic arts coatings(signpaints) 500 SIMILARLY FORMATTED REPORT, SHALL BE USED FOR ALL STRUCTURAL CHIEF BUILDING OFFICIAL,OR DESIGNEE,SHALL BE OBTAIN BY TIIE DESIGN 2.Lavotory faucets shall not hwe a flow rate less than 0.9 grim at 20 psi. High temperature coatings 420 OBSERVATION REPORT. PROFESSIONAL ANDIOR CONTRACTOR PRIOR TO INSTALLATION ANDIOR v, cri Industrial maintenance coatings 250 CONSTRUCTION OF SAID CHANGES. Environmental Quality Low solids coatings'- 120 Ma petite cement coatings STRUCTURAL OBSERVATION SCHEDULE U 8. Moisture content of building materials used in wall and floor framing is checked before enclosure Mastic texture coatings 100 100 PC#: xxxxxx SITE ADDRESS: 2642 Crestview Drive Newport Beach according to one of the(allowing(4,505.3): Metallic pigmented coatings 500 F>• a. Moisture content shall be determined with either a probe-type or contact-type moisture meter. Multicolor coatings 250 TO BE COMPLETED BYTHEDESIGN ENGINEER,AND INCLUDED ON THE CONSTRUCTION DRAWINGS. Equivalent moisture verification methods may be approved by the enforcing agency and shall Pretreatment wash primers 420 BASED ON THE PROJECT SCOPE,PLEASE IDENTIFY THE ELEMENTS AND/OR CONNECTIONS THAT REQUIRE STRUCTURAL OBSERVATION. SPECIFY THE INTERVAL rT satisfy requirements found in Section 101.8 of this code. Primers sealers,and undercoaters 100 OR STAGE OF CONSTRUCTION WHEN THE STRUCTURAL OBSERVATION WILL BE PERFORMED. b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade Reactive penetratinq sealers stamped end of each piece to be verified. Recycled coatings 350 TYPE STRUCTURAL ELEMENTS ANDIOR SCHEDULED INTERVAL OR STAGE OF CONSTRUCTION 250 CONNECTIONS TO BE OBSERVED c. At least three random moisture readings shall be performed on wall and floor framing with Roof coatings 50 IX FOOTINGS,SLAB FOUNDATION,ANCHORS REBAR, HOLDDOWNS, ANCHOR BOLTS W 0 documentation acceptable to the enforcing agency provided at the time of approval to enclose the Rust preventative coatings 250 rn f�9 ,tom(wall and Floor framing. Shellacs g IX MAT FOUNDATION,PRESTRESSED CONC.SLAB CONCRETE SLAB REBAR O 3-1 Clear 730 9. Aerosol paints and coatings shall meet the Product-weighted MIR Limits For ROC in Section Opaque 94522(a)(2) and other toxic requirements in Sections 94522(e)(1)and(f)(1)or the California Code of Specialty rimers sealers and undercoaters 100 o ❑ CAISSON,PILE,GRADE BEAM Regulations, Title 17,commencing with Section 94520. (4.504.2.3) Stains 250 " 10. Carpet and carpet systems shall be compliant with of the following (4.504.3): Stone consolidants 450 OTHER: GERADE BEAMS O e a. Carpet and Rug Ins nt of Green Label Plus Program. Swimmingof coatings 100 ( CONCRETE Traffic d tiler coatings 420 L-, , .b. California Department of Public Health Specification 01350. Tub and file refinish coatings 250 � ❑ MASONRY F-'T-i c. NSF/ANSI 140 at the Gold level. Waterproofing membranes V d. Scientific Certifications Systems Indoor Advantage""Gold Wood coatin s 275 = LA WOOD OR MANUFACTURED SHEAR PANELS HARDY PANELS AND WOOD SHEAR O 11. Minimum 80%of floor area receiving resilient flooring shall comply with one of the following(4.504.4): Wood reservatives H a. VOC emission limits defined in the Collaborative for High Performance Schools (GNPs) High Zinc-rich rimers 340 ❑ OTHER: Performance Product Database. 1.Grams orVOC par liter of coaling,including water and including exempt compounds, ^, 2.The specified limits remain in affect unless,revised limits are listed in subsequanl columns in the bible. V/ b. Products certified under UL GREENGUARD Gold. 3.values in this table are derlvod from those specified by to Colifomie An Resources Board,Architectural Coatings suggested control Measure, LR STEEL MOMENT OR BRACED FRAME TS ROOF FRAMES �� v c. Certified under the Resilient Floor Covering Institute(RFCI)FloorScore program. Fotruary 1,MOB, Moro information is available from the Air Resources Board. ct usO CONCRETE MOMENT FRAME \ �l d. California Department of Public Health Specification 01350. V ❑ MASONRYWALL FRAME corasrwcslo[nna.CnLGraeaManoarory4l°acmas 01111Y2017 2 9 OTHER: STEEL BENT BEAMS Pei T I CONCRETE C N STEEL DECK x o LR WOOD 1st. & 2nd. FLOOR , jj rc0 (=L1Z N 0 OTHER: 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE FINAL 9 FINAL OBSERVATION&REPORT BUILDING FINAL PUBLIC RIGHT-OF-WAY OR CITY FACILITY. FONMSlSiRUCTUMLC85ERrATIONCENERALlIOTESBSLNEaULEt0.2e11 DRAWN 2. A PUBLIC WORKS DEPARTMEN-T ENCROACIibAENT O'ERMIT .INSPECTION lS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. CHECKED NOTES: AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING EFM 1. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED PUBLIC IMPROVEMENTS SURROUNDONG THE SITE IS DAMAGED BY THE PRIVATE WORK. DATE FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND AND WATER. NEVI CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT IVILL BE - 2. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INRO A COVERED REQUIRED AND 11DD% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE SCALE RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR 3. FUELS, IOLS, SOLVENTS AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE -- - WITH THEIR LISTING ANS ARE NOT TO CONTAMINATE THE SOIL AND SURFACE WATERS. ALL JOB NO. _ APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MAY 3. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY OR CITY FACILITY SHALL BE PREFORMED NOT BE WASHED INTO THE DRAINAGE SYSTEM. BY A C-34 LICENSED PIPELINE CONTRACTOR OE A LICENSED GENERAL ENGINEERING CONTRACTOR. SHEET 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY OR CITY FACILITY SHALL BE PREFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR of A LICENSED GENERAL ENGINEERING CONTRACTOR. CG OF SHEETS EXISTING 2-CAR GARAGE I CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS REVISIONS I 13Y _ MINIMUM SLOPE PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. PER NBMC 15.10. 120E ] EXISTING2-STORY HOUSE A. EARTH 2.0 % B. CONCRETE 0.5 % C.: CONCRETE .GUTTER IN PAVED AREA 0.2 D. ASPHALT 1.0 - ryjr 2' X 2' CONC. PAVERS GREY New 6' Gate . WITH TAN DG ail- �1 tD nj � l.1i - V . °43"39°W 100:(JO' ; - - EXISTING 6' BLOCK WALL tji ��,��' ��� •._. i�/�J cIGI �ti,1 CQNCRETE I mm C11 N EDISON BOX ��'" �' ❑ ❑ �0 ' sU-� e9 e- w- 6.Gatef �� fJ eY' t�` 1 t1 ❑ a GAS METER-fit 71 d ®I. tl ❑ ❑ I ! Covered�'at%0 � 062 � � c �� rl ( I NEW GOLF CART CTARAU / II = o v a p o. C I Q � Q0 � a0C 0 Line. of 3rd .Floor Area I story CONCRETECL .� f O• � 'T N m C � C I 4 lh h"� Oo a u ° oOEQ "33w EDISON MHCD C5 o � . r�ray NEWO LNG FAMILY HOME _ x 3 STORIES U i NEW,2-CAR GARAGE I FINISH FLOOR 14.3 FINISH 'PAD 12.47 -- �, Al. 0 ; ! , z (- CO - �� ---- t Z LU r� l 7 Zj NCRETE bl I t fit. 4' X 4' CONCRETE PAVERS GREY CO 1 �t � . C' �: W u L rn ED . -Line of 3rd Floor . .: Area 1 story ± � L Z d Floor _ CONCRETE me of n a - yQ 0 . `. .------------ -- -- If - _ - _ FIR TRASH AREA" 1 y EP 6 -� LACE �� r H ❑ a ❑ o ❑CABLE/TV New 6' Gate CONCRETE + 1' fe. m• ioa oo V�41 EXISTING 6' BLOCK WALL N2°43'39°W - New 6' Gate --.___.. .. . - bcAnd CD 2' X 2' GONG. PAVERS GREY �} `�3?1 WITH TAN DG I��r I- 1;RlS (;. �K LEGAL DESCRIPTION L 2 OF TRACT-MAP NO. 1014 LOT 6 SeisruicRecommendations -- ( EXISTING 2-CAR GARAGE l --' EXISTING 2-STORY HOUSE � Ea: Ea. LEGEND -NO- TES-T. �5L - - ; - The structural design at the site should conform to the most recent 2016 California$uildin Code requirements for Region I and the most recent design standards of the Structural ACCESS EASEMENT g �y Engineers Assoc,ahon of Califorma. Based on the materials encountered and site w° SW LE FF FINISH FLOOR t _ " AC ASE �, r a coordinates (Lat. 33.615416°N, Long. -117908204°W) the following ASCE 7-10 Standard y a1 ' CONIC 1. SEE SHEET GD FOR CITY NEWPORT BEACH GRADING NOTES. � SLAB e• 1 PC FINISH GRADE \ � _ - - - _ ,. � - E O seismic recommendations are made: ty FS FINISH SURFACE � 2- A. ANY CITY TREES REQUIRES PRIOR] �b APPROVAL F EG EXIST. GRADE FROM "GENERAL SERVICES DEPARTMENT" - �y Mo-'CG _ 6V✓_ P {�y Site Class=D, CBC 2016,Table 1613.5.2; MAXIMUM ROOF HEIGHT '" o B. PER MUNICIPAL CODE SECTION 13.09.010 TREES ARE REQUIRED ' SLOPE;Z%•• HP HIGH POINT • Ss=1.718; CBC 2016,Section 1613.5.1; Tc TOP of CURB TO BE PLANTED IN PARKWAY ABUTTING THE BUILDING SITE �� , GK,� IIII- '- - III- III=IIII-III TO TOP OF DRAIN IF A NEW BUILDING IS CONSTRUCTED Si=0.634;CBC 2016,Section 1613.5.1, - O FL LOWLINESS 3. PROVIDE PERMITS FOR: _ - - -- 'F,= 1 0 6,'Fable 1613.5.3(1); 3 + ] OIL yy , CBC 201 12.8 2.62 + 129 + 13.4 = 51.75 IIII- ° COMPLETE DEMOLITION '� I I __ _ F ls,CBC2016,Table 1613 S.3(2>; 51.75 / 4 - 12.93 ESTABLISHED GRADE . • -, IIII I PUE PUBLIC UTILITIES I Sms= 1.718,CBC 2016,Section 1613.5.3; �,f 1 ]., 1 ® wit �.�. EASEMENT FENCES OVER 3'-0" N I SMt=0.950 CBC 2016,Section 1613.5.3; MaX. RO/) ;!1elalit Allowed 12.93 + 29 = 41 93 L/5 LANDSCAPING 4. MINIMUM DISTANCE FROM FACE OF FOUNDATION TO ' Sps= 1950 CSC 2016, ectSeciion 1613.5.4; Ea. EQ. ROPERTY C/G CURB & GUTTER PROPERTY LINE TO BE ZONING SETBACK PLUS WALL J GONG LINE SDI=0.634,CBC 2016,Section 1613.5.4; p 5WALE R/W RIGHT OF WAY THICKNESS. - taw SLAB New Mailbox Seismic Design Category is D,CBC 2016,Table 1613.5.6(1&2); , SLAB g 6'-Ox HIGH D PROPERTY LINE 5. NEW CONCRETE SIDEWALKS AND CURBS AND GUTTERS MAY BE REQUIRED �5L PE O.5 % CflU FEN cE STL7 'STREET LIGHT T THE TIME OF CONSTRUCTION SAID DETERMINATION .;;.•:'.. :'t'.: :; . . ; METER BY THE APPLICANT AS DIRECTED THE sq�5 rA r. fsrl> asap'*� � Zca,��-sFm4. ,<. yo+r BY THE CITY A GM GAS ME SHALL BE MAID AT THE DISCRETION OF THE PUBLIC i I NEW CURBS SHALL BE PAINTED WT1 WATER PUBLIC WORKS DEPARTMENT. - -I I I I � CONIC. BLOCK IIII IIII-IIII, 6. WHERE THE DRIVEWAY APPROACH IS REMOVED AND WHERE THE NEW DRIVEWAY � i � e"° "4fit`:r �.r ' iy,Ya.°u";i +„5, .�5'yO�EE p y q s .�'-re. ITAN 'GRA' IN II-II APPROACH IS CONSTRUCTED, A MINIMUM 12 INCH WIDE BY 12 INCH DEEP sw es wt s 8zz5s V 7w TOP OF WALL FULL DEPTH CONCRETE PATCHBACK SHALL BE CONSTRUCTED AND DOWELED INTO -IIII : Il- - IIIII CON E oss DI1&A?T P�O� 8L THE ENTIRE LENGTH OF THE NEW GUTTER. EXTERIOR qp 5 PP • �t C s '"v'x' 4+' !� E ° s o aJP ?/ ` �{" - CR 7E SLAB (o.oD) EXISTING crtaDE 7. ALL UTILITY SERVICE CONNECTIONS SHALL BE MADE UNDERGROUND. 1 i' II , 'x�^ '- sT,s. " „ ", " x- 77}}{{EE �I�y�������I71M� $7pryC� p� �gL� gEjµ¢� I '' - �° � ' '4°" t=3� "$ �A ., -- LOT COVERAGE BUILDING STATISTICS BUILDING STANDARDS SHALL FLAUL MALL DAND FOLLOWS: EAlED-SILLN dIIALL .• . II i I j Pxiwg6 PLACE SHALL BE AS FOLLOWS: 0.00 NEW GRADE 8. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES II !' � - e e s � < xw. - .1 I` _ r T°4Po `" ) " "°g r Cx�1 . Existing 2,044 SF 51 % COMPLY WITH: WITHIN THE PUBLIC RIGHT-OF-WAY. II '! 1 li 5 e "�*y°`<•`w s'.4 'OT`" '5`�.°ex s „a°°`� ; 2016 CBC I - SLOPE w ` FIRST FLOOR LIVING 1,658.28 S.F. CONCRETE SWALE 9. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD ! '! 1 li ;j 'e ` ^''. s �_-w\"OsxT c e i� r` ` New 2. 281 SF .57% GARAGE 2016 CRC q � � ;I fl :I '�T�=" >'�9%3%`� s�'�s � �. ;•�°� t �= r: , 623 S.F. 1 -_ PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ao16 cEc NOTE: Provide a site survey, stamped and signed byy State Licensed Land Surveyor or II ' f pP 'authorized Civil Engineer (License Number below 33,96b . Surveyor or engineer shall .j I ! I `"fs " 2 "p Ysr ,ME° le "'° % 2016 CMC " monument pro Pert corner before starting grading, either with permanent monuments or ` l � . _ - -� - - - SECOND FLOOR 548.62 S.F. -1" ®�awN ten pod wft with. 3�t. long 1/2" dia. metal rod driven into the ground to near flush and sow d " LOT STATISTICS 2016 CPC marked late prnse !j .1 ;� I,� • , mom, °a l 2016 CAL GREEN CODE Survey datum used is NGVD29. - f' LOT AREA buildable 34 x 80=2,720 S.F. THIRD FLOOR caEcocEo 357 S.F. 2016 CHBC 2016 Title 24 (BEES) II rs'sia 1 s� "ff, i> m 3, aye: REQUIRED OPEN SPACE s g g TOTAL LIVING Chapt. 20 CA Coastal Comm. DATE 15% X 2,720 408 S.F. 2,564 S.F. SHOWN OPEN SPACE 304 +174=478 S.F. Local Coastal Program Implementation Plan �' I . sca � a TOTAL STRUCTURAL AREA 3,187 S.F. 1' Chapt. 15, NEWPORT BEACH ALLOWABLE BUILDABLE �1' Municipal Code N ) JOB NO. / P { BMC E �Fd � g q s Lot area 40' x 100' = 4,000 S.F. OCCUPANCY CLASSIFICATION: R3lU OAF = Allowable Area 34' x 80' =.2,720 S. F. NO. OF STORIES �aeEEY 3-STORY 2,720 X 2 = 5,440 S.F. MAX. BUILDABLE x ° 1 L TYPE OF CONSTRUCTION: v_g �j ZONING DISTRICT: r- I ? SHOWN TOTAL 3,187 S.F. I <'" NtwgoA Ri , Max. Third Floor Allowed SPRINKLERS • New 6' Gate - - . 2,720 x .15 = 408 S.F. Shown: 357 S.F. CUT 356 CU. YDS SET%ACI<S. F : 10' S : 3 R: 10' SIG - FILL 214 CU. YDS. OF SHEETS - _ _ S REVISIONS 6Y IV_00 BUILDING STANDARDS SHALL lo'—cn COMPLY WITH: 2016 CBC I . I �1 �If 2016 CRC I 2016 CEC 2016 CMC �- 2016 CPC �• 0 e 2016 CAL GREEN CODE 2016 CHBC 2016 Title 24 (BEES) Chapt. 20 CA Coastal Comm. T: . . _ .. ......._. ._.... .._ . ..._. _ / / Local Coastal Program / . ' \ Implementation Plan Chapt. 15, NEWPORT BEACH z N 00 I Municipal Code (NBMC) ! TEMPERED GLASS oGoff art Caraae `° Wstr. `WaCk-in I . WasteioBedroom'. _ _ Coverecf�Patio � - i !� CONCRETE FLOOR CONCRETE FLOOR j 182 S.F. 0 CONCRETE FLOOR (0 ..1 ° Q r ; J ' 9KasterBat(s — -- . — — -.— — — 0 SQP ` I, �� E Q € " D ° _ - r O CONCRETE FLOOR Q,� + h _ OQ aE � ° c° `o = rUU ;o � b OO / ` o uja 0 c � ° x x / O S] ' g O C C co „ �' - °1 -° a °- o ° o l2 I I c a o ° o aa) o , I 5� ��I w art o ° 3 ag O \vQ a ° c - I ° '- O 1 _ ox0 ° oOS � u SmurnouEo33w � 2- Car garage \\�11 � 5"� 9`-� 2'-9 /y�/�/�\�� rP) ti ., - Q 00 10 uo _ O ' Z I Q Erev. LA Io W _ O 2 tchen (Din . Livin_�oom � _ � � N Z i�l1 U' CONCRETE FLOOR O 7 N Q �, CONCRETE FLOOR _ . CL r�' x 1. ;o < ` TEMPERED GLASS 1 _,-V •. ,... Q �1 I _ U (` _ a _ 1 W CONCRETE FLOOR � Z pa 1 _ e Q 01 CONCRETE FLOOR rn 1 Laund _ L_ 4� �l adTD I6 1 N - R • - - - - - Z t --- Living 1 ,658.28 S.F. ,�, U ��t.,yn °�✓4,-II`� Q GARAGE 62S.F. —7 Bedroom 2Vk Area 1 storyw O Second Floor Attic Area I @� Unfinished I,.. Zt • I .�— — ATTIC NOTE: ' NOT TO CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS, I r }J OR LIGHTING OTHER THAN IS REQUIRED BY CODE. d ,4 F-9 NOT TO CONTAIN ANY INSULATION, DRYWALL, OR SIMILAR A-mc, �Dc6S5 I INTERIOR WALL FINISHING MATERIAL. `IfI o 0 fired Vera>rccla i , i T w th. 2 �. 5. 2 N 256 S.F. dmd ® ( , 1414 5F Q o - �r �r� &0 Area 1 story , Bedroom 3 Ridge s y i � ii a I � 1 .• ' DRAWN' 0 - CHECKED SCALE SHEET I - T I A � (�� 2>i-d" Lam,, is 601 u . °h SECOND FLOOR 548.62 S.F. OF SHEETS t {I REVISIONS BY (o ll-I I,~ ('-ram' i. L t ,af � _ W i tJ I S Tamify Woom e .� w l ( Covered(Pa ._ : ° ` 1 f o o d a7 ho u O 0 Q D rn 9 I S.F. , ( 1]1 ) '_�, _ 1� �' I �,E 62 a C 0 N . ih✓! ROOF o 't ° � a � 000 LL: � 1 o : chi omo0 � '€ E j - gym oQ 0wu °rovE � � aS o q it l ' I �( ��� +uI o C'over_____e_d�at10 �.`��R,� `` - ry �`� "� '�'- N : ( � •� rn t� ©. 25 S F ` a —T—f O S(� rEt`ev\ Ridge I O N Ltt en Dec ! ` Z z i I I i �13ath 3 , � ROOF TEMPERED GLASS F ��_-- — 1 i -Vil u� 100, t 11/b" PLYWOOD TREAD _ 4�1 STAIR STRINGER TO REST { -- ��� Ztlx, OVER JOIST l�k ti a1 - l zxn FLAT f r ) QfsWD l 2 SINKER OR SHORT LEDGER W! (51 ibd \!('� �Jo 1\ HORT NAILS G 4 (✓ I 04 e� TO EACH STUD— ' 0 DOUBLE 2X HEADER WINDOW SCHEDULE UN.O.PLAN WHERE NoncE: ALL WINDOWS TO BE WOOD, ALUM. CLAD, INSUL. GLASS - LANDING 15 LI, RISE,RUN,SHAPE, CONTOUR,FINISH AND SIMILAR INFORMATION IS PER OPEN BELOW—�� ARCHITECTURAL DRAWINGS THIS DETAIL SHOWS STRUCTURAL INFORMATION ONLY. DOOR SCHEDULE �f .. (2) X JOIST W!(5) I t I6d SINKER 2.THIS DETAIL SHOWS STAIR CONSTRUCTION IN GENERAL TERMS ACTUAL ASSEMBLY' NOTE: All Interior Dolor$ to be 2-Panel Shakef a 3' X 6' C � - r� OR SHORT NAILS TO PRESSURE MAY NEED TO BE ADAPTED TO BUILDING CONFIGURATION , C_ CASEMENT o ° BLOCK DBL. 2X HEADER U.N.O. O T-6" x 8'-0" FR. DR. INSULATED TEMP. A = AWNING w DOUBLE STUDS TO - B 4' X 6' A SUPPORT HEADER 2X PRESSURE BLOCK W!(5) L', t ON PLAN F = FIXED . 0 AT EACH END Ibd SINKER OR SHORT NAILS ICI• 'I` 2X BLOCK W/ (3)Ill2. 2'- 8' X 6-8" X 1 3/4" SOLID CORE DOOR SLAB. i~ a 57AGG. AT EACH END. STAGG, EA. END �{ STAID LANDING P YWOO THE C 2'-6"X4'-6" C o b �.., 1 I/a" PLYWOOD TREAD 3. 2- 8' X T-0" X 1 3/4" SELF-CLOSE v � SIMPSON THA HANGER W/ 4. 2- 8' X T-0" X 1 3/8" DOOR 1 D 2'-4"X 4'-0" C IOd COMMON 4 [ad JOIST F HANGER NAILS. 5. 2'-2" X T-0" X 1 3/8" DOOR Ni ~ STAIR STRINGER TO REST f`' E 2' 4"X 3'-1 C I. RISE, RUN, SHAPE,CONTOUR,FINISH AND SIMILAR INPORMATICN 15 PER OVER JO15T 6. 3'-1 X T-0" X 1 3/8" BARN DOOR ARCHITECTURAL DRAWINGS T14I5 DETAIL 6HOWS STRUCTURAL INFORMATION ONLY. N MAX, b'-O" $PAN I4 T I M¢2 - g"j RiaN D 2.THIS DETAIL SHOUTS $'FAIR CONSTRUCTION IN GENERAL TERMS ACTUAL ASSEMBLY - .- ' MAY NEED TO BE ADAPTED 'TO BUILDING CONFIGURATION �. 2'-8" X 7'-0" X 1 3/8" POCKET DOOR . lfa F 2'-0"X 2'-0" A TEMP namc>�TPi°Ara acNDlTtdt 8. 2'-4" X T-0" X 1 3/8" POCKET DOOR DBL.2X HEADER U)i STAIR STRINGER TO REST ON PLAN G 2'-6"X 6'-0" A OVER J015T (AA T.S�Rkrtq - __ - --- _ 2Xa PRESSURE � 3'-0" X T-0" X 1 3(8" BARN DOOR PR. {`J m ` BLOCK 2Xn FLAT W! f3) I6d A Will,(5)I6d 5INKER OR 1 O 3'-0" X T-0" X 1 3r8" SLD CORE W/ 1 X PLANT OHS. L - N ? SINKER OR SHORT NAILS SHORT NAILS STAGG. H 2-4-X 4'-6" C — TO JOIST \ AT EACH END �uat�, ��' 1 i 8' X 8' SLIDING DOOR INSUL TEMP �2X JOIST 11!8' PLYWOOD TREAD 1 2'-4"X 4'-0" C 1?_ 2'- 8" X 7'-0" X 1 3/8" 2-PANEL DOOR STAIR STRINGER W! — Ibd SINKER OR SHORT '. 13 2'- 8" X T-0" X 1 3/8" 2-PANEL PAIR ,_ .: MAx. $'-o° SPAN NAILS TO PRESSURE J 2'-4" X 5 0 C W/ 2'-4"SQ. C. BELOW BLOCK ( 1M6 14 8'-0" X T SLIDING DOOR, INSUL., TEMP. „ K 2'-4"X X-6" C DR` 15. (3) 3'-3 ± X 8 BI-PASS SLIDING DOOR TEMP. VWVN 'TAIL HEAD CHECKED �ux)oc, tI 16. 2'-8" X T-0" X 1 3/4" FR. DR. TEMP., INSUL. -- FENESTRATIONS NOTE: t--i .: L 2'-4"X 4'-0" CN 4 'NOTICE: ` Fenestrations must be labeled. Labels maybe �1�{\ 1� t!� &� yLl �� U I. RISE,RUN, SHAPE,CONTOUR,FINISH AND SIMILAR INFORMATION 15 PER 17. 2'-10" X T-0" X 1 3/8" 2 -PANEL ®�T 2X4 P.T.MUD SILL W/ ARCHITECTURAL DRAWING$ THIS DETAIL SHOWS STRUCTURAL INFOWATION ONLY. terfault e y for values. La 5 is are Comply im \ w ' 0.111 DIA. SHOT PINS AT ' 2,THIS DETAIL SHOWS STAIR CONSTRUCTION TN GENERAL TERM5 ACTUAL ASSEMBLY default energy VatVeS. Labels arE t0 be permanent BCAL�M 2'-4"X 4'-0" C for fenestrations which exceed default values. I6" CC MAY NEED TO BE ADAPTED TO BUILDING CONFIGURATION - - 90 LB "TAR PAPER" BELOW NON-TREATED WOO HANDRAIL DETAIL NOTE ®� NO. N 2' X 2' A TEMP -Height shall be 34"1138" above nosing.of treads. (CBC 1012.2 -Handrails with circular cross-sections shall have diameter of 1 '/" to 2". SHEET -Handrails with other than circular cross-sections shall have perimeter O TX 2' A TEMP ° a dimension of 4"-6 1/4" with maximum cross-section of 21/4". (CBC 1012.2) -Handrail shall be continuous without interruption by newel post or other obstruction, except at landing and volute, or turnout at lowest tread. P 4 X 5 A TEMP A2 Bracket or balusters attached to the bottom surface of a handrail may not STAIR A — { `) } project horizontally beyond edge of handrail (CBC l0f 24 FCC 3) - - — --- �J� Clear space between handrail and wall shall be 1 '/2' minimum. (CBC 1012.6) Q 3' X i' 6" A 357 S F ota grleETs REVISIONS BY r. Max. Roof Height Allowed 12.93 + 291 93= 4 ROOF ROOF 42"X 5/8"THICK TEMPEREDU3 I '� ✓ GUARDRAIL ' Ui '.�) i r D_ °" O. 6-- GLASS o m V 1\ co _ca�� o Ts a�m STUCCO b o o D m 8 - ROOF _ 7/8"STUCCO < — - OVER 2-LAYERS o o m o ° o o E I f 'o „ o ° a.°i o � o - 15 LB. GRADE PAPER - - u a „ mac° � a� � ^- af STUCCO -' ....,,.-....— R� � >-.� 01 C N O m d 7/8"STUCCO _ -� IZ OO mac o U E ° ? 3 w _ p. x O °I .0 OVER 2-LAYERS 15 LB. GRADE PAPER f � 01 LG +42"X S/8"THICK TEMPEREDi HICKTEMPERED � �- � ' ' •'� , � � -3'-6"DIAM. WNDW. � �' RDRAIL GLASS GUARDRAIL j N I.- + _ ....-.... .._... - - \ L; JM - N �0 Il Q . ._.__. ........ CC.._ ____.. 011 .I I II TOT (iv O 12.93 ESTABLISHED GRADE SOUTH ELEVATION NORTH ELEVATION. ., � 3 ALLEY ELEVATION CRESTVIEW ST. ELEVATIONcq N Mto • 5LI' to I) ,— Max. Roof Height Allowed 12.93 + 29 = 41.93 — Z •i� ROOF N - GLASS X 5 U THICK TEMPERED a� (�� I �- - GLASS GUARDRAIL � A, 0 - SKYLIGHT SKYLIGHT II o = a ROOF zv - o M Oil N +42"X 5/8"THICK TEMPERED .A GLASS GUARDRAIL� I ~Q } V .. .., —_. Cr X N _ -Illk C) N STUCCO - 7/8"STUCCO ~_ OVER 2-LAYERS O 15 LB. GRADE PAPER DRAWN . TG 1`1 OUR mil'!../ `' l� ✓ % 7 l .r •F CHECKED i ... _ . -_ ._. .. --- .-._.-.- ..---_. ._.... _ _ ... ._.._...__..__.._ . ......-.--._..... _. . . ._- DATE 12.93 ESTABLISHED GRADE ' SCALE L, l 1L_ 1 c-0 JOB NO. EAST ELEVATION SHEET A3 OF SHEETS 20 REVISIONS SY 20 , Max. Roof Height Allowed 12.93 + 29 =41 93 J� ROOF _.__�..._. . ___.... r o — E � a m ° m aQum ` o m a o m m Q E Q N O �' O � m O w 1 O U m 1=- 4, O C T-c U _ A h�4,� i E Nt c mcr \� = oomaa) ° •� ° u CJ ° m CL o ° NQ - I?i ° c o „� o u o a� o -� ° SKYLIGHT it SKYLIGHT r 0 I c ovate 0 C 'D c Q r I INS S m °u o cL E \ ROOF STUCCO ! O\ 7/8"STUCCO _3 c� U ROOF OVER 2-LAYERS lY� - IS LB. GRADE PAPER U W Z w ® z v ; 01 `^ cn ! co c t� O co 11c w �. �. N 0 V] i I I x N as . � uu 12.93 ESTABLISHED GRADE 3 WEST ELEVATION � N 0 N w � o pm Ki O U {/_jy�J O FF"ii T� N v1 � N DRAWN CHECKED DATE SCALE - JOB NO. SHEET A4 OF SHEETS REVISIONS BY Max. Roof Heip-ht Allowed 12.93 + 29 = 41.93 I 1 — 5/8" DRYWALL TYPE "X" ATTIC NOTE: NOT TO CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS, u c a 8 £ o OR LIGHTING OTHER THAN IS REQUIRED BY CODE. L , n-Oa u E L p a`c NOT TO CONTAIN ANY INSULATION, DRYWALL, OR SIMILAR P C. ° ' ° ° INTERIOR WALL FINISHING MATERIAL. c E a L °' c p`o D r ° u w ROOFING o " o a c `c l t_ UI1 \ CLASS"A" RATED o o � a > _p � c OVER 20LLAYERS LT Z n o o c Lc Q) p 0 U 0 C p . O L_ 1] 15 LB. GRADED PAPER u r ° 3 m u, E c c0. 0 paci v ° `o u E 7T Second Floor Attic Area y �' Q Unfinished KX5 L x < 5/8" DRYWALL TYPE "X" - w a - a .� IJ � o Lf�ViJ1 N i.L _ C4 0 Ik. N a.r J (V Ll z �) 110 (o"y C.,onIG• lv le i= - ! ZD = r � l({ 1� 112.93 Average Natural Grade _ J I, I —� UILI"'ING ECT N Ve= �' BUILDING SECrTION 3 l N O N V/ V V O o O w U 7; Q) Q) 0 V O _O 1ST � � I 7 U � J s� �+ V r� N v1 � N DRAWN CHECKED DATE SCALE JOB NO. SHEET A5 OF SHEETS REVISIONS BY I t t+ COVERED PATIO 3rd FLOOR \\ BELOW J E 2 o � pO � aOO aCL ¢ E a ° c oamo 7 �— cn� wao = = au m 2"did. ROOF Drgin-JJ41�14t,I ( 00 c c o s O U I a .0 0, ¢ I C � a O o a) a E E � M M I I W „L C O 'O 3 Q 0O C a) N a g r o $ a � � a o � L = u - Ridge � � iIZ I Oaxu � ouE � 3 `3i 3/12 :3/� 3.5/12 VI , COVERED PATIO v .� ROOF BREAK 1 I � U 1St STORY ROOF BELOW x ROOF ROOF ¢ 3/12 3/I2 L I �' ROOF BREAK -- Z r -tcil E— F (1) 1 9.5/12 9.5/12 ¢ Q E3/12 3/1^� a o) - Ridge _. 9.5/12 ¢ a OPEN DECK - i _0 o i 9.5/12 9.5/12 ��!��• 3/12 3/12 9.5/12 ,SKYLIGHT SKYLIGII"C _ w a- <I ® iY1 O 0 w ROOFING CLASS"A"RATED ROOF PLAN COMPO ASPHALT U a OVER 2-LAYERS 15 LB. GRADED PAPER P Q 0 � a o Timberline HD° Reflector Series"m Lifetime High Definition° Shingles c; O� Timberline HD®Reflector Series'" shingles have been rated by the Cool Roof Rating Council (CRRC) ° for use in Title 24 projects. r�l U RV DRAWN CHECKED DATE Color/Finish:Charcoal SCALE JOB NO. SHEET A6 OF SHEETS �9