HomeMy WebLinkAbout20190124_Staff Report03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 24, 2019
Agenda Item No. 4
SUBJECT: Breech Residence (PA2018-226)
Coastal Development Permit No. CD2018-107
SITE LOCATION: 2282 Channel Road
APPLICANT: John T. Morgan Jr. Architect
OWNER: William E. Breech
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221, mwhelan@newportbeachca.gov
LAND USE AND ZONING
General Plan: RS-D (Single-Unit Residential Detached)
Zoning District : R-1 (Single-Unit Residential)
Coastal Land Use Category: Single-Unit Residential Detached – (10.0-19.9 DU/AC)
(RSD-C)
Coastal Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
The applicant requests a coastal development permit to allow the construction of a new
three-story, 4,887 square-foot, single-family residence including an attached three-car
garage. No work will be conducted bayward of the existing property. The proposed
development includes landscape, hardscape, and subsurface drainage facilities. The
design complies with all applicable development standards and no deviations are
requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the
environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2018-107 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located in the R-1 Coastal Zoning District, which provides for
single-unit residential development and is consistent with the City’s Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required
and the property is not eligible for a waiver for de minimis development because the
property is located in the Coastal Commission Appeal Area.
The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with two- and three-
story, single-family residences. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development
and expected future development consistent with applicable development
standards.
The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Channel Road (front) 0 feet 0 feet
Sides 3 feet 3 feet
Water Frontage (front) 10 feet 15 feet
Allowable Floor Area 5,220 square feet 4,887 square feet
Allowable 3rd Floor Area 391 square feet 379 square feet
Open Space (min.) 392 square feet 471 square feet
Parking (min.) 3-car garage 3-car garage
Height (max.) 24 foot flat roof
29 foot sloped roof
24 foot flat roof
29 foot sloped roof
Hazards
The development fronts the Newport Bay and is protected by an existing cast-in-
place concrete bulkhead with the top of the bulkhead at elevation 10.8 feet North
American Vertical Datum of 1988 (NAVD88). A Coastal Hazards and Bulkhead
Conditions Report was prepared by William Simpson and Associates, Inc., dated
September 27, 2018, and concluded that the existing concrete bulkhead was in
generally good condition. The Bulkhead Conditions Report concluded that the
existing bulkhead will protect the proposed development and adjacent
development.
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The finish floor elevation of the proposed dwelling is 11.50 feet (NAVD88), which
complies with the minimum 9-foot Mean Sea Level (NAVD88) elevation standard.
Flood shields (sandbags and other methods) can be deployed across the openings
to prevent flooding to the structure. The Coastal Hazard Report concludes that the
highest high tide elevation (currently 7.20 feet (NAVD88)) will not exceed the
proposed exterior curb of 10.05 feet (NAVD88) using the low-risk aversion
projected sea level rise (2.85-foot increase) over the 75-year design life of the
structure based on estimates for sea level rise provided by the State of California
Sea-Level Rise Guidance 2018.
Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv),
the property owner will be required to enter into an agreement with the City waiving
any potential right to protection to address situations in the future in which the
development is threatened with damage or destruction by coastal hazards (e.g.,
waves, erosion, and sea level rise). The property owner will also be required to
acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will
need to be satisfied prior to the issuance of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
Pursuant to Municipal Code Section 21.35.050 (Water Quality and Management
Plan), due to the proximity of the development to the shoreline and the development
containing more than 75 percent of impervious surface area, a preliminary Water
Quality and Management Plan (WQMP) has been provided and will undergo a final
review during the building permit plan check. The WQMP was prepared for the
project by Commercial Development Resources on October 1, 2018. The WQMP
includes a polluted runoff and hydrologic site characterization, a sizing standard for
Best Management Practices (BMPs), use of a Low Impact Development approach
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to retain the design storm runoff volume on site, and documentation of the expected
effectiveness of the proposed BMPs. Construction plans will be reviewed for
compliance with the approved WQMP prior to building permit issuance.
Public Access and Views
The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or
view the coast and nearby recreational facilities. Vertical access to the bayfront is
available approximately 160 feet south of the subject property at West Jetty View
Park which also provides direct access to the public beach.
The closest Public Viewpoint is located at West Jetty View Park which is
approximately 160 feet south of the subject property. Views from this park location
are provided across the harbor entrance to the west and to the Pacific Ocean to the
south. The subject property is the fifth lot north from the Park along the harbor. There
is landscaping and trees along the perimeter of the Park and the subject lot is not
visible from the walking path in the Park. The proposed residence is not located near
Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the location
of the proposed development north of the Public Viewpoint and the project’s
compliance with height and setbacks, the project will not impact coastal views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3,
because it has no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of up
to 10,000 square feet to existing structures. The proposed project consists of the demolition
of one single-family residence and the construction of a new 3,019 square-foot single-family
residence.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
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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:
JM/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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05-15-2018
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2018-107 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 3-CAR
GARAGE LOCATED AT 2282 CHANNEL ROAD (PA2018-226)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by John T. Morgan Jr. Architect, with respect to property located
at 2282 Channel Road, requesting approval of a coastal development permit.
2. The lot at 2282 Channel Road is legally described as Lot 5, Block P, Tract 518.
3. The applicant proposes a coastal development permit to allow the construction of a new
three-story, 4,887 square-foot, single-family residence including an attached three-car
garage. No work will be conducted bayward of the existing property. The proposed
development includes landscape, hardscape, and subsurface drainage facilities.
4. The subject property is designated RS-D (Single-Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential Detached – (10.0-19.9 DU/AC) (RSD-C) and it is
located within the Single-Unit Residential (R-1) Coastal Zone District.
6. A public hearing was held on January 24, 2019, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations
Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small
Structures).
2. Class 3 exempts the demolition of up to three single-family residences and additions of up to
10,000 square feet to existing structures. The proposed project consists of the demolition of
one single-family residence and the construction of a new 4,887 square-foot, single-family
residence and attached three-car garage.
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3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The
project location does not impact an environmental resource of hazardous or critical concern,
does not result in cumulative impacts, does not have a significant effect on the environment
due to unusual circumstances, does not damage scenic resources within a state scenic
highway, is not a hazardous waste site, and is not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of
such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 5,220 square feet and the proposed floor area
is 4,887 square feet.
b. The proposed development provides the minimum required setbacks, which are
zero feet along the front property line abutting Channel Road, three feet along each
side property line and 10 feet along the waterfront.
c. The highest guardrail is less than 24 feet from established grade (10.91 feet North
American Vertical Datum of 1988) and the highest ridge is no more than 29 feet
from established grade, which comply with the maximum height requirements.
d. The project includes garage parking for a total of three vehicles, complying with the
minimum three-car garage parking requirement for single-family residences with
more than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two- and three-story, single-family
residences. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development and expected future development.
3. The development fronts the Newport Bay. The project site is protected by a bulkhead.
The finished floor elevation of the proposed dwelling is 11.50 feet (NAVD88), which
exceeds the minimum 9-foot Mean Sea Level (NAVD88) elevation standard.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William
Simpson and Associates, Inc., on September 27, 2018, for the project. The report
concludes that the proposed project is reasonably safe from shoreline erosion due to
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lack of wave or wakes that can erode sand from the beach. The existing bulkhead with
a top-of-wall elevation of 10.80 feet (NAVD88) will protect the site and surrounding
development from sea level rise, considering a 2.85-foot sea level rise to 10.05 feet
(NAVD88). The low-risk aversion projected sea level rise over the 75-year design life of
the structure is based on estimates for sea level rise provided by the State of California
Sea-Level Rise Guidance 2018.
5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also
be required to acknowledge any hazards present at the site and unconditionally waive any
claim to damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
6. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
7. The property is located adjacent to coastal waters. A Construction Erosion Control Plan
was provided to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff
and coastal waters derived by construction chemicals and materials. The project design
also addresses water quality through the inclusion of a post construction drainage
system that includes drainage and percolation features designed to retain dry weather
and minor rain event runoff on-site. Any water not retained on-site is directed to the
City’s storm drain system.
8. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Management Plan),
due to the proximity of the development to the shoreline and the development containing
more than 75 percent of impervious surface area, a preliminary Water Quality and
Management Plan (WQMP) has been provided and will undergo a final review during
the building permit plan check. The WQMP was prepared for the project by Commercial
Development Resources on October 1, 2018. The WQMP includes a polluted runoff and
hydrologic site characterization, a sizing standard for Best Management Practices
(BMPs), use of a Low Impact Development approach to retain the design storm runoff
volume on site, and documentation of the expected effectiveness of the proposed BMPs.
Construction plans will be reviewed for compliance with the approved WQMP prior to
building permit issuance.
9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought-tolerant species. Prior to issuance
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of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted.
10. The closest Public Viewpoint is located at West Jetty View Park which is approximately
160 feet south of the subject property. Views from this park location are provided across
the harbor entrance to the west and to the Pacific Ocean to the south. The subject property
is the fifth lot north from the Park along the harbor. There is landscaping and trees along
the perimeter of the Park and the subject lot is not visible from the walking path in the Park.
The proposed residence is not located near Coastal View Roads, as designated in the
Coastal Land Use Plan. Due to the location of the proposed development north of the
Public Viewpoint and the project’s compliance with height and setbacks, the project will not
impact coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline; the
project will not affect the public’s ability to gain access to, use, and/or view the coast and
nearby recreational facilities. Vertical access to the bayfront is available approximately 160
feet south of the subject property at West Jetty View Park, which also leads to the public
beach. Direct beach access is also available at the terminus of Channel Road
approximately 300 feet to the south.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-107, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
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PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF JANUARY, 2019.
_____________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the issuance of a building permit, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. The agreement shall be binding against
the property owners, successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development.
4. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers.
5. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
6. This Coastal Development Permit does not authorize any development seaward of the
private property.
7. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity.
8. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
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9. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
10. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
12. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
13. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
14. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
15. Prior to the issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
16. Prior to the issuance of a building permit, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
19. Prior to issuance of a building permit, the final Water Quality and Hydrology Plan/Water
Quality Management Plan (WQHP/WQMP) shall be submitted with the building permit
plans. Implementation shall be in compliance with the approved WQHP/WQMP and any
changes could require separate review and approval by the Building Division.
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20. Prior to the issuance of a building permit, the applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought tolerant plantings, non-
invasive plant species and water efficient irrigation design. The plans shall be approved
by the Planning Division.
21. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
22. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
23. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
24. This Coastal Development Permit No. CD2018-107 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
25. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
the City, its City Council, its boards and commissions, officials, officers, employees, and
agents from and against any and all claims, demands, obligations, damages, actions,
causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses
(including without limitation, attorney’s fees, disbursements and court costs) of every kind
and nature whatsoever which may arise from or in any manner related (directly or
indirectly) to the City’s approval of Breech Residential Condominiums including, but not
limited to, Coastal Development Permit No. CD2018-107 (PA2018-226). This
indemnification shall include, but not be limited to, damages awarded against the City, if
any, costs of suit, attorneys' fees, and other expenses incurred in connection with such
claim, action, causes of action, suit or proceeding whether incurred by the applicant, the
City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify
the City for all of the City's costs, attorneys' fees, and damages, which the City incurs in
enforcing the indemnification provisions set forth in this condition. The applicant shall pay
to the City upon demand any amount owed to the City pursuant to the indemnification
requirements prescribed in this condition.
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03/13/2018
Attachment No. ZA 2
Vicinity Map
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03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2018-107
PA2018-226
2282 Channel Road
Subject Property
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03/13/2018
Attachment No. ZA 3
Project Plans
17
LEGAL OWNERWILLIAM BREECH2282 CHANNEL ROADNEWPORT BEACH, CA 92661PH (949) 702-2455LEGAL DESCRIPTIONBLOCK P, LOT 5 of TRACT MAP 518BUILDING CODE 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V-B, SPRINKLERED OCCUPANCY GROUP ................................. R3, UDESIGN DATA - ZONE R1SETBACKS FRONT ................... 0'-0" AT CHANNEL ROAD 10'-0" AT BAY FRONT SIDES ...................... 3'-0" TO TWO STORY 5'-0" TO 3RD STORYBUILDABLE AREA IS ...................... 2,610 S.F.2 TIMES BUILDABLE IS ................. 5,220 S.F.LOT AREA IS ......................................... 3,500 S.F.OPEN VOLUME REQUIRED IS .15% of 2,610 = 391.50 S.F.PROVIDED OPEN SPACE IS 471.25 S.F.MAX 3RD FLOOR FOOTAGE IS 15% of 2,610 = 391.50 S.F.SHEET INDEXA-1 SITE PLAN and INFORMATIONA-2 SITE DETAILSA-3 1ST and 2ND FLOOR PLANA-4 3RD FLOOR PLANA-5 SOUTH, NORTH and WEST ELEVATIONSA-6 EAST ELEVATION and SECTION AA-7 ROOF PLANT-1 TOPOGRAPHIC SURVEYSF1 1ST and 2ND FLOOR SQUARE FOOTAGE CALCULATIONSSF2 3RD FLOOR SQUARE FOOTAGE CALCULATIONSDESIGN PROFESSIONAL IN CHARGETHE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLEFOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BYOTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FORCOMPATIBILITY WITH THE DESIGN OF THE BUILDING , NBMC 15.02.010, CBCAPPENDIX CHAPTER 1, 106.3.4THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE2016 CALIFORNIA BUILDING CODE ; 2016 CBC, 2016 CRC ; 2016 CPC ; 2016 CEC; 2016 CMC ; 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE ( EES )CODES WITH LOCAL AMENDMENTS ; 2016 CALIFORNIA BUILDING STANDARDSCODE ( CAL-GREEN )SITE PLAN NOTES1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE BUILDING PERMIT IS ISSUED.2. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA EDISON and SOUTHERN CALIFORNIA GAS COMPANY PRIOR TO INSTALLING THOSE METERS.3. ALL SITE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN SELECTED BY THE OWNER. PROVIDE KEY LOCKS AND DEADBOLT AT EACH GATE LOCATION. PROVIDE A $800 ALLOWANCE FOR EACH GATE.4. THE DEMOLITION OF THE EXISTING RESIDENCE REQUIRES A SEPARATE PERMIT FROM THE CITY.5. CONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIC ENGINEER FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK.6. ALL NEW UTILITY SERVICE CONNECTORS SHALL BE MADE UNDERGROUND.7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS CANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN SIDEYARD SETBACKS CANNOT EXCEED 6'-0" FROM EXISTING GRADE.8. ALL BLOCK WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING PERMIT.FIRE NOTE THIS PROJECT WILL BE FIRESPRINKLERED PER NFPA 13DPUBLIC WORKS NOTES1. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB and GUTTER, and ALLEY/STREET PAVEMENT and OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 - INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL and/or CLEAN OUT and BOX with LID WILL BE REQUIRED. 100% of THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 and 14.08.030 ). SAID DETERMINATION and THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMP[ROVEMENTS SHALL COMPLY with CITY COUNCIL POLICY L-6 and L-18.3. CLEAN OUTS ARE REQUIRED AT INTERVALS OF 100 FEET IN STRAIGHT RUNS, IN BRANCHES EXCEEDING 10 FEET and WHERE THE SUM OF THE ANGLES EXCEEDS 135 DEGREES IN A GIVEN RUN PER CPC 707 and 719.4. THE SEWER CLEAN OUT LOCATED WITHIN THE PUBLIC RIGHT OF WAY SUBJECT TO TRAFFIC SHALL BE INSTALLED WITH A TRAFFIC GRADE BOX and COVER.5. THE DECORATIVE PAVERS WITHIN THE EXISTING UTILITY EASEMENT WILL REQUIRE AN ENCROACHMENT AGREEMENT WITH THE CITY.ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724NORTH ARROWPROPERTY LINE 35.00'PROPERTY LINE 100.00'PROPERTY LINE 100.00'PROPERTY LINE 35.00'EXISTING BULKHEADNO CHANGESNEW 42" HIGH WALLCENTERED ON THEPROPERTY LINE15'-0"NEW 41" WIDE x 72"HIGH WOOD GATENEW 32" WIDE x 72"HIGH WOOD GATE3'-1"
3'-1"15'-0"3'-1"
5'-4"
4'-1"10"2ND FLOOR OUTLINE
2ND FLOOR OUTLINE
2ND FLOOR DECK OUTLINE 2ND FLOORDECK OUTLINE2ND FLOORDECK OUTLINEEXISTING RADIUSSEDPLANTER AREAS 19 S.F.EXISTING RADIUSSEDPLANTER AREAS 19 S.F.EXISTING BULKHEADNO CHANGES(10.62FS)(10.80TW)(
1
0
.
5
1
F
S
)(10.86TW)AT&T MH(10.65)(10.98FS)X X
(12.05FS)DECK ABOVE(12.22FS)EXISTING AT&T (10.73FS)CHANNEL ROADLINECENTER (10.71FS)EDISON BOX(10.68FS)(10.85FS)CONC.(10.86GF)(10.56FS)(11.30FS)(16.53TW)EXISTING CONC.(10.79FS)(11.32FS)(1
1
.
0
5
F
S
)EPPOST(1
3
.
5
7
TW
)(11.07FS)(1
1
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4
2
F
F
)PATIO ABOVECOVERED AREA/(
1
1
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2
7
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S
)(11.31FS)(10.81FS)(10.41FL)(10.78FS)20.73.0
15.05.00.31.02.930.06.0POINT #1GARAGERESIDENCEEXISTING RESIDENCEEXISTING EXISTING GARAGEEXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GCONC.EXT'GEXISTINGBULKHEADBOXSITE PLAN and INFORMATIONNOTES1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE THE APPLICANTS OF THE LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS2. PRIOR TO PERFORMING ANY WORK WITH IN THE CITY RIGHT-OF-WAY and ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.CITY SEWER LATERAL DETAILSREFER TO DETAIL 2 ON A-2 FOR CITY STANDARD SEWER LATERAL DETAIL 406-LSOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORMTHE FOLLOWING...1. VERIFY THE ASSUMED BEARING CAPACITY OF 1,500 PSF PER THE SOILS REPORT.2. INSPECT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE.3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 90% RELATIVE COMPACTION.4. INSPECT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE.5. A FINAL REPORT OF COMPACTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL.6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST.7. THE GENERAL CONTRACTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE-IN.8. REFER TO THE "SR" SHEET FOR SOILS REPORT RECOMMENDATIONS.9. A CAL-OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER THAN 5'-0" and FOR SHORING OR UNDERPINNING.10. CONTRACTOR SHALL NOTIFY THE ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK.11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES.VICINTY MAPPROJECT SITE2282 CHANNEL ROADNEWPORT BEACH, CA11.25 FS11.
2
5
F
S
11.45 FS11.45 FS11.50 FF11.
5
0
F
F11.50 FF11.
5
0
F
F
11.
5
0
F
F
11.
5
0
F
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11.
5
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11.50 TOC11.
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0
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11.
5
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5
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F
F11.50 FF10.50 FF11.50 TOC11.50 TOC11.50 TOC11.00 SF11.00 FS
1.5% SLOPE1.5% SLOPE1.5% SLOPE2ND FLOOROUTLINE10'-0"5'-0"SETBACKTO FOS
3'-0"SETBACK
3'-1"
TO FOS
3'-0"SETBACK
TO FOS
TO FOS
3'-0"SETBACK
TO FOS
3'-0"SETBACK
4'-1"TO FOS
3'-0"SETBACK
2ND FLOOROUTLINESETBACKLINESETBACKLINESETBACKLINESETBACKLINESETBACKLINE11"HATCHING INDICATES NEW6" WIDE x 6'-0" HIGH CMU WALL10"EXISTING 6'HIGH WALLEXISTING 6'HIGH WALLEXISTING 6'HIGH WALLHATCHING INDICATESNEW 6" WIDE x 6'-0" HIGHCMU WALL PER DETAILEXISTING DOCK11.33 FS11.33 FS11
.33 FS
1
1
.33 FSDOORDOORDOORSLIDINGDOORSSLIDINGDOORSEPEXT'G + 30"HIGH WALLEXT'GPLANTER3 CARGARAGENEW THREESTORY RESIDENCEFENCE NOTEFOR ANY PORTION OF A WALL OR FENCETHAT EXTENDS OVER COMMON PROPERTYLINES,TO INCLUDE FOOTINGS OR STRUCTURALCOMPONENTS, THE CONTRACTOR SHALLOBTAIN THE NEIGHBORS WRITTEN APPROVALAND A SEPARATE PERMIT.3RD FLOOR COVERED DECK OUTLINE3RD FLOOR OUTLINE3RD FLOOR OUTLINE3RD FLOOR OUTLINE
3RD FLOOR COVERED DECK OUTLINE3RD FLOOR COVERED DECK OUTLINE
3RD FLOOR OUTLINE3RD FLOOR COVERED DECK OUTLINE
3'-0"3'-1"TO FOSEXISTINGDRIVEWAYAPRONEXISTINGDRIVEWAYAPRON
HATCHING INDICATESNEW 6" WIDE x 6'-0" HIGHCMU WALL PER DETAIL2A-22A-21A-23A-23A-213'-0"2'-0"2% SF2% SF2% SF2% SFNEW PLANTERAREANEW PLANTERAREADOORSQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,626.12 S.F.2ND FLOOR ................................................................................................ 2,148.61 S.F.3RD FLOOR 378.28 S.F.TOTAL LIVABLE ........................................................................................ 4,153.01 S.F.GARAGE 733.82 S.F.STRUCTURAL .............................................................................................. 4,886.83 S.F.2ND FLOOR DECKS ..................................................................................... 326.25 S.F.3RD FLOOR DECKS 898.29 S.F.TOTAL DECKS ............................................................................................... 1,224.54 S.F.30" WIDE x 72"HIGH WOODGATE18
SITE DETAILS GENERAL NOTES:STRENGTH OF MASONRY TO COMPLY WITH 2013 CBC 2105 AND ACI 530-11. GRADE "N" CONFORMINGTO ASTM C-90 NORMAL WEIGHT UNITS WITH MAXIMUM LINEAR SHRINKAGE OF 0.06%, f'm = 1,500 PSIMIN.CONCRETE MIX SHALL BE TYPE V 4,500 PSI. CONCRETE JUSTIFIED BY TESTING TO BE INNON-CORROSIVE ENVIRONMENT AND NOT IN (NON-SALT WATER, MARINE OR IN CONTACT WITHSULFATES/ SOILS) MAY BE TYPE II 2,500 PSI STRENGTH.GROUT SHALL HAVE A COMPRESSIVE STRENGTH OF 2000 PSI AT 28 DAYS.MORTAR SHALL BE OF TYPE "S" HAVING MIN. STRENGTH OF 2000 PSI.REINFORCING BARS SHALL BE MIN GRADE 40, Fy = 40KSI FOR #4 AND SMALLER AND GRADE 60, Fy = 60KSI FOR #5 AND LARGER AS PER ASTM 615 BILLET STEEL.EXPANSION JOINTS SPACING SHALL NOT EXCEED 30 FT LENGTH.PROVIDE CLEAN OUTS FOR ALL LIFTS GREATER THAN 4 FT.BLOCKS SHALL BE INSTALLED IN RUNNING BOND SUCH THAT THE HEAD JOINTS IN SUCCESSIVECOURSES ARE HORIZONTALLY OFFSET AT LEAST 1/4 UNIT LENGTHS.BOTTOM OF FOOTING SHALL BE LEVEL. STEPPED FOOTING SHALL HAVE THE HORIZONTAL OVERLAPEQUAL TWICE THE VERTICAL STEP. USE MIN. OF (2)-#4 BARS (Z BARS) TOP AND BOTTOM AT STEP.THERE SHALL BE MIN. 3 INCH COVER FOR ALL REINFORCING BARS IN CONCRETE FOOTING CASTAGAINST EARTH.SOIL SHALL BE OF EQUAL ELEVATION ON EACH SIDE OF THE FENCE WALL. MAXIMUM OF 6 INCHESOFFSET IS PERMITTED IN THE GRADE LEVEL PROVIDED IT DOES NOT SUPPORT OTHER SURCHARGELOADS.FOOTING DEPTH SHALL BE MIN 12 INCHES INTO UNDISTURBED NATURAL SOILS. FOOTINGS SHALL BEMIN OF 24 INCHES DEEP IN LIQUEFACTION ZONE AND SHALL HAVE MIN (2) #5 TOP AND BOTTOM.ALL CELLS SHALL BE SOLID GROUTED IN WALLS.STEEL REINFORCING BARS SHALL BE PLACED IN THE CENTER, ALL BAR LAPS SHALL BE 48 BARDIAMETERS. IN NO CASE SHALL THE CONCRETE COVER AROUND BARS BE LESS THAN 1 1/2 INCHES.(3" ADJACENT TO SOILS) REINFORCING BARS SHALL BE CLEAN OF ALL RUST.PROPERTY CORNER SHALL BE MONUMENTED (LOCATED) BY A LICENSED SURVEYOR PRIOR TOSTARTING THE CONSTRUCTION.COMMON WALLS SHALL BE DOCUMENTED BY JOINT AGREEMENT TO BOTH LOTS IN WRITING.EVIDENCE OF SIGNED JOINT AGREEMENT SHALL BE FILED WITH THE CITY AT TIME OF PERMITISSUANCE.NO PROJECTIONS ALLOWED IN THE PUBLIC RIGHT OF WAY INCLUDING STONE CAP OR TRIM.SITE WALL IS STANDING ALONE, NON RETAINING MAY NOT FORM PART OF BUILDING OR OTHERSTRUCTURE.1. CONCRETE BLOCK (ASTM C-90)2. CONCRETE3. GROUT4. MORTAR (ASTM C-270)5. STEEL REINFORCING BARS (ASTM 615)6. EXPANSION JOINTS7. CLEAN OUTS8. BLOCK PATTERN9. FOOTINGS10. FINISHED GRADE11. SOILS12. GROUTING13. STEEL BARS LOCATION14. PROPERTY CORNERS15. SHARED COMMON WALLS16. PROJECTIONS17. SITE WALLSPERIODIC & SPECIAL INSPECTION NOTES: (PER ACI 530-11)MINIMUM TESTTABLE 1.18.1 - LEVEL B QUALITY INSURANCEVERIFICATION OF SLUMP FLOW AND VSI AS DELIVERED TO THE SITE IN ACCORDANCE WITH ARTICLE 1.5 B.1.b.3 FORSELF-CONSOLIDATING GROUTVERIFICATION OF f'M AND f'AAC PRIOR TO CONSTRUCTION, EXCEPT WHERE SPECIFICALLY EXEMPT BY THIS CODEMINIMUM INSPECTIONINSPECTION TASKFREQUENCY(a)CONTINUOUS1. VERIFY COMPLIANCE WITH THE APPROVED SUBMITTALS2. AS MASONRY CONSTRUCTION BEGINS, VERIFY THAT THE FOLLOWING ARE IN COMPLIANCE:a. PROPORTIONS OF SITE-PREPARED MORTARb. CONSTRUCTION OF MORTAR JOINTSc. GRADE AND SIZE OF PRESTRESSING TENDONS AND ANCHORAGESd. LOCATION OF REINFORCEMENT, CONNECTORS, AND PRESTRESSING TENDONS AND ANCHORAGES.e. PRESTRESSING TECHNIQUE3. PRIOR TO GROUTING, VERIFY THAT THE FOLLOWING ARE IN COMPLIANCE:a. GROUT SPACEb. GRADE, TYPE, AND SIZE OF REINFORCEMENT AND ANCHOR BOLTS, AND PRESTRESSINGTENDONS, AND ANCHORAGES.c. PLACEMENT OF REINFORCEMENT, CONNECTORS, AND ANCHORS, AND PRESTRESSINGTENDONS AND ANCHORAGESd. PROPORTIONS OF SITE-PREPARED GROUT AND PRESTRESSING GROUT FOR BONDED TENDONS.e. CONSTRUCTION OF MORTAR JOINTS4. VERIFY DURING CONSTRUCTION:a. SIZE AND LOCATION OF STRUCTURAL ELEMENTSb. TYPE, SIZE, AND LOCATION OF ANCHORS, INCLUDING OTHER DETAILS OF ANCHORAGE OFMASONRY TO STRUCTURAL MEMBERS, FRAMES, OR OTHER CONSTRUCTIONc. WELDING OF REINFORCEMENT (ONLY A706 LOW CARBON STEEL)d. PREPARATION, CONSTRUCTION, AND PROTECTION OF MASONRY DURING COLD WEATHER 7(03(5$785(%(/2:) & 25+27:($7+(5 7(03(5$785($%29( ) & e. APPLICATION AND MEASUREMENT OF PRESTRESSING FORCEf. PLACEMENT OF GROUT AND PRESTRESSING GROUT FOR BONDED TENDONS IS IN COMPLIANCE5. OBSERVE PREPARATION OF GROUT SPECIMENS, MORTAR SPECIMENS, AND/ OR PRISMSPERIODICXXXXXXXXXXXXXXXXXX(a) FREQUENCY REFERS TO THE FREQUENCY OF INSPECTIONS, WHICH MAY BE CONTINUOUS DURING THE TASK LISTED OR PERIODICALLYDURING THE LISTED TASK, AS DEFINED IN THE TABLE.APPLICABLE STANDARDS:2016 CALIFORNIA RESIDENTIAL CODE (CRC); 2016 CALIFORNIA BUILDING CODE (CBC) ASCE 7-10;2016 CALIFORNIA PLUMBING CODE (CPC); 2016 CALIFORNIA ELECTRICAL CODE (CEC);2016 CALIFORNIA MECHANICAL CODE (CMC); 2016 BUILDING ENERGY EFFICIENCY STANDARDS (BEES);2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CBGC); AND THE NEWPORT BEACHMUNICIPAL CODE (NBMC)FLOOD ZONE:PROJECTS LOCATED WITHIN FEMA SPECIAL HAZARD FLOOD ZONES ARE REQUIRED TO PROVIDE DETERMINATION OF SUBSTANTIAL IMPROVEMENT. SEE PLAN CHECK ENGINEER OR PLAN CHECK SUPERVISOR FOR ASSISTANCE.LIQUIFACTION ZONE:MINIMUM FOUNDATION EMBEDMENT AND REINFORCEMENT PER CITY POLICY CBC 1803.5.11(2) #5 TOP AND BOTTOM, W/ MIN. 24" EMBEDMENT FOR FOOTINGS.1 6'-0" CITY STANDARD BLOCK WALL, NON-RETAINING6"
MAX.12"W12"
MIN.
H = 6'-0" MAX.
SOLID GROUT ALL CELLSNO SPECIAL INSPECTION
EQEQ62932"
COVER
EQEQ6"12"
12"W + 6"3"
COVER
H = 6'-0"M MAX.GRADE#4 @ 24" O.C.VERT. BAR6" CMU WALLf'c = 1.500 PSI#4 @ 32" O.C.HORZ. BARNOTE:ALL FOOTING IN LIQUEFACTIONZONE SHALL BE 24" DEEP & SHALLHAVE MIN. (2)-#5 TOP & BOTT.(2)-#4 TOP & BOTT.CONT.#4 @ 32" O.C.HORIZ. BAR#4 @ 24" O.C. VERT.SOLID GROUTEDALL CELLS6" CMU WALLf'c = 1.500 PSI(2)-#4 BARSCONT.H4'-0"5'-0"W1'-8"2'-0"NOTEAAALT.FENCEWALL1BALT.FENCEWALL1A(2)-#4 TOP &BOTT.CONT.#4 @ 24" O.C.w/ 6" HOOK2% MIN.2% MIN.2% MIN.2% MIN.PROPERTY LINEPROPERTY LINEFENCE NOTEFOR ANY PORTION OF A WALL OR FENCE THATEXTENDS OVER COMMON PROPERTY LINES,TOINCLUDE FOOTINGS OR STRUCTURAL COMPONENTS,THE CONTRACTOR SHALL OBTAIN THE NEIGHBORSWRITTEN APPROVAL AND A SEPARATE PERMIT.SOLID GROUT, NOHEAD JOINTSSOLID GROUT, NOHEAD JOINTS6'-0" 2'-4"AEAST SIDEPROPERTYLINEWALL CAP NOT TOEXTEND PAST THESIDE PROPERTY LINENEIGHBORSCONCRETESIDE WALKPER SITE PLANTOP of 16" WIDE X36" HIGH PILASTERPER PLANSTWO #5 BARSTOP and BOTTOMAS SHOWN2'-0
"
1'-0"
CLR
11
8"SOLID GROUT ALLCELLS of THE 6" WIDECMU BLOCK withREBARSTUCCO FINISHBOTH SIDES ofWALLHOLD FACE ofWALL BACK 14"FROM PL30"6'-6"3000 PSICONCRETETYPE V#4 BARS AT 24" O.C.EACH WAY AT CENTER,GROUT CELLS withSTEEL ONLYFIN.SURFACEPER SITEPLAN2 6'-0" BLOCK WALL, NON-RETAINING12"6"BREECH RESIDENCE
2282 Channel Road
Newport Beach, CA19
PROPERTY LINE 35.00'PROPERTY LINE 35.00'
1ST and 2ND FLOOR PLANS
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724PROPERTY LINE 100.00'PROPERTY LINE 100.00'PROPERTY LINE 35.00'WCELEVATORMASTER BEDROOMSERVICEHALL #2MASTER WALKIN CLOSETMASTER BATHROOMWCDECKHOME OFFICEBEDROOM #2GAME ROOMLINENDECKUPDWSSWCLAV3'-1"
4'-1"
3'-1"10'-0"6'-0"PROPERTY LINE 100.00'PROPERTY LINE 100.00'PROPERTY LINE 35.00'UP4'-1"
4'-1"MINIMUM CITYREQUIRED 3 CARPARKING GARAGE19' DEEP X 26'-9"WIDE CLEARWCWC3'-1"
3'-1"
3'-1"COOKTOPHOOD48"REFER30"DBLOVSTUBSHWRCABSGREAT ROOMENTRYHALLELEVATORWORKSHOP AREA3 CAR GARAGEBEDROOM #4POWDERPANTRYKITCHENDINING AREABATH #44'-112"DECKTUB/SHWR10'-0"DWSINK3'-1"3'-0"ELECTRIC METERRECESSMIN.DNDECK2'-0"
2'-0"3'-0"4'-1012"
35'-0"3'-1"28'-10"3'-1"100'-0"10'-0"6'-0"78'-9"4"4'-11"35'-0"3'-1"27'-10"4'-1"100'-0"15'-0"84'-2"10"23'-7"5'-0"55'-7"32'-7"100'-0"15'-0"10'-0"5'-0"84'-2"19'-1112"64'-212"19'-0"26'-9"
3'-1"28'-10"3'-1"
35'-0"5'-0"28'-10"
35'-0"
3'-1"
3'-1"
3'-1"5'-3"36'-8"14'-012"28'-012"6'-0"10'-0"100'-0"NEWPORT BAYCHANNEL ROAD
3'-1"DECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREADECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREADECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREADECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREATO FOS
TO FOSTO FOS
TO FOS
TO FOSTO FOS
TO FOS
TO FOSTO FOS
TO FOS
TO FOS
SETBACKSETBACK0'-0" SETBACKREQUIRED0'-0" SETBACKREQUIREDA B B R E V I A T I O N SFOS ................................ FACE of STUDFS ................................... FINISHED SURFACETW ................................. TOP of WALLTG .................................. TOP of GRATEHALL #2BATH #2AA-6AA-6AA-6AA-6MWEXISTING TOP of BULKHEADEXISTING TOP of BULKHEADEXISTING PLANTER 19 S.F.EXISTING PLANTER 19 S.F.NEW PLANTER AREA XX S.F.30" WIDE x 72"HIGH WOODGATE20
3RD FLOOR PLAN
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724
PROPERTY LINE 35.00'DNWCBATH #5OPENCOVEREDDECK4'-312"OPENDECKOPENDECKPROPERTY LINE 100.00'PROPERTY LINE 35.00'
3'-1"3'-1"6'-0"PROPERTY LINE 100.00'10'-0"5'-3"ELEVATOR35'-0"3'-1"28'-10"3'-1"100'-0"10'-0"12'-1"21'-6"26'-812"10'-3"2'-0"3'-1"28'-10"3'-1"
35'-0"
3'-312"
3'-1"
3'-1"
4'-1"14'-1112"21'-6"12'-1"10'-0"36'-212"5'-3"100'-0"24'-0"18'-312"11'-1112"12'-012"5'-3"ATTIC AREA NOT TO CONTAIN ANY AIRREGISTERS, ELECTRICAL OUTLETS or LIGHTINGOTHER THAN REQUIRED BY CODE. NOT TOCONTAIN ANY INSULATION, DRYWALL or SIMILARWALL FINISHING MATERIALS229.60 SFUNFINISHED ATTIC AREAATTICACCESSDOORHORIZONTAL
FORCED AIR UNIT
21'-6"TO FOS
TO FOS
TO FOSTO FOS
TO FOS
TO FOS
SETBACK0'-0" SETBACKREQUIREDFAMILY ROOMREF2'-3"17'-512"TANKLESSWATERHEATERAA-6AA-68"8" ROOF ENCROACHMENTAT 2ND FLOOR with ENCROACHMENTAGREEMENT THROUGH PUBLICWORKS21
SECTIONALGARAGE DOORSEXISTINGBULKHEADELEVATION ABBREVIATIONSF.S. ...................................... FLOOR SHEATHINGF.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATIONHGT. ................................... HEIGHTT.C. ..................................... TOP of CURBF.F. ...................................... FLOW LINEEXT'G ................................ EXISTINGMLLW................................ MEAN LOW LOW WATERWEST EAST and SOUTH
ELEVATIONS
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724
8'-6"9'-0"7'-6"
7'-5"
8'-1"
7'-0"SOUTH ELEVATION9'-0"WEST ELEVATION7'-5"8'-7"7'-5"8'-1"7'-0"EAST ELEVATION8'-7"
8'-7"9'-0"
7'-6"
7'-6"
6'-1118"3'-1"4'-1"27'-10"3'-1"28'-10"3'-1"8'-7"
7'-5"
8'-1"
7'-0"
6'-558"
7'-4"6'-1118"
6'-858"
358"
358"
358"
358"10'-0"90'-0"7'-5"
7'-2"
7'-2"
8'-2"
8'-2"
5'-10"
6'-7"
7'-6"
9'-0"5'-0"10"TOP of GUARDTOP of GUARDTOP of GUARDTOP of GUARDTOP of GUARDTOP of GUARDTOP of GUARDTOP of GUARDTOP of GUARDTOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATECOVERED DECK TOP PLATETOP PLATETOP PLATE1ST F.F. 11.501ST F.F.11.50TOP of CURB 11.50TOP of CURBTOP of CURB 11.502ND F.S.2ND F.S.2ND F.S.2ND F.S.2ND F.S.2ND F.S.WINDOW HGTWINDOW HGTWINDOW HGTWINDOW HGTWINDOWHGTDOORHGT42" MIN.
42" MIN.
42" MIN.42" MIN.42" MIN.
42" MIN.
42" MIN.
42" MIN.
42" MIN.SETBACK3RD F.S.3RD F.S.3RD F.S.3RD F.S.DOOR HGTDOOR HGTDOOR HGTDOOR andWINDOW HGTSDOOR HGTSDOOR HGTSGARGE DOOR HGTABV FS BELOW8'-0"1ST F.F. 11.508'-7"2ND F.S.2ND F.S.2ND F.S.TOP PLATE29'-0" MAXIMUM FINISHED ROOF HEIGHTELEVATION 39.91, ABOVE ESTABLISHEDGRADE ELEVATION of 10.9124'-0" HEIGHT LIMIT 34.91, ABOVEESTABLISHED GRADE ELEVATIONof 10.91ESTABLISHED GRADEELEVATION of 10.91ESTABLISHED GRADEELEVATION of 10.91ESTABLISHED GRADEELEVATION of 10.91ESTABLISHED GRADEELEVATION of 10.9124'-0"
29'-0"
24'-0"
29'-0"
24'-0"29'-0"SIDEPROPERTYLINESIDEPROPERTYLINESIDEPROPERTYLINESIDEPROPERTYLINEBAY FRONTPROPERTY LINESTREET FRONTPROPERTY LINEEXT'GWALLNEWWALLNEWWALLNEWWALLNEWGATENEWGATEMIN. TOSTUDSMIN. TOSTUDSMIN. TOSTUDSFACE of EXISTINGCURB AT STREETALLOW 358" forROOF MATERIALINSTALLATIONALLOW 358" forROOF MATERIALINSTALLATIONALLOW 358" forROOF MATERIALINSTALLATIONALLOW 358" forROOF MATERIALINSTALLATIONTYP. SLOPINGROOF MATERIALTYP. SLOPINGROOF MATERIALTYP. SLOPINGROOF MATERIALTYP. SLOPINGROOF MATERIALTYP. FLAT ROOFMATERIAL ABOVEELEVATOR SHAFTTYP. FLAT ROOFMATERIAL ABOVEELEVATOR SHAFTTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOSTONE VENEERWAINSCOTSTONE VENEERWAINSCOTSTONE VENEERWAINSCOTSTONE VENEERWAINSCOTSTONE VENEERWAINSCOTRECESSEDFLOGARDDRAIN FILTERRECESSEDFLOGARDDRAIN FILTERRECESSEDFLOGARDDRAIN FILTER"EGRESSWINDOWS"TEMPERED GLASSDECK GUARDTEMPERED GLASSDECK GUARDTEMPERED GLASSDECK GUARDTEMPERED GLASSDECK GUARDTEMPERED GLASSDECK GUARDTEMPERED GLASSDECK GUARDTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGFLAT ROOF AREA ABOVEELEVATOR SHAFT < 30 S.F.SEE ROOF PLANFLAT ROOF AREA ABOVEELEVATOR SHAFT < 30 S.F.SEE ROOF PLANHEIGHTCERTIFICATIONREQUIREDFIRE NOTES1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION.V E N E E R N O T E ALL STONE VENEER SHALL BE A "MORIAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILSD O O R and W I N D O W N O T E S$//'225DQG:,1'2:)5$0(66+$//5(&(,9($¨:,'(675,32)§%7¨ MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ON ALL SIDES.A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE PER N.B.M.C. MUNICIPAL CODES T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION for THIS PROJECT.$//1(:678&&26+$//%($33/,('29(5/$<(562)*5$'(§'¨3$3(5RU§7<9(.¨0(0%5$1(RYHU$//:22'%$6('6+($7+,1*3(5&%&SHU&5& R703.6.3, C.B.C. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH COAT TEXTURE WITH RADIUSSED CORNERS. WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS C.R.C. R703.6.2.1F L A S H I N G N O T E S ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWEDT R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO NORTH and SOUTH SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1-HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS.SOLID LINE INDICATES NEW FINISHEDSURFACES PER DRAINAGE PLAN,SEE SHEET C-1SOLID LINE INDICATES NEW FINISHEDSURFACES PER DRAINAGE PLAN,SEE SHEET C-1SOLID LINE INDICATES NEWFINISHED SURFACES PERDRAINAGE PLAN, SEE SHEET C-144" MAX. TOBOTTOM ofOPENINGFIXEDFIXEDFIXEDFIXEDFIXEDMAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91MAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91MAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91MAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91MAX. TOP of MECH. WELL WALL34.74 ELEVATION or 23'-10" ABOVETHE ESTABLISHED GRADEELEVATION of 10.91MAXIMUM TOP of GLASS GUARDRAIL and SOLID GUARDCAP ELEVATION IS 34.24 or 23'-4" ABOVE THEESTABLISHED GRADE ELEVATION of 10.91. MAXIMUMALLOWED ELEVATION IS 24' ABOVE ESTABLISHEDGRADE or A 34.91 FINISHED ELEVATION( 10.92 BW )EXISTING BULKHEADTOP AT + 10.8 MLLWNEWPORTHARBORCHANNEL ROAD29'-0" MAXIMUM FINISHED ROOF HEIGHTELEVATION 39.91, ABOVE ESTABLISHEDGRADE ELEVATION of 10.9129'-0" MAXIMUM FINISHED ROOF HEIGHTELEVATION 39.91, ABOVE ESTABLISHEDGRADE ELEVATION of 10.9129'-0" MAXIMUM FINISHED ROOF HEIGHTELEVATION 39.91, ABOVE ESTABLISHEDGRADE ELEVATION of 10.9124'-0" HEIGHT LIMIT 34.91, ABOVEESTABLISHED GRADE ELEVATIONof 10.9124'-0" HEIGHT LIMIT 34.91, ABOVEESTABLISHED GRADE ELEVATIONof 10.9124'-0" HEIGHT LIMIT 34.91, ABOVEESTABLISHED GRADE ELEVATIONof 10.91FIXEDFIXEDFIXEDTGTGTGTGTG27"ACCONDWELLTGTGTGTG712"12'-112" OPEN DECK AREATG TG TGFOLDING DOORSSYSTEMFIXEDTGTG22
GAS METERELECTRIC METERRECESSHEIGHTCERTIFICATIONREQUIREDNORTH ELEVATION and SECTION A
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724
9'-0"5'-0"6'-1"8'-1"7'-0"7'-5"
8'-7"9'-0"
7'-6"NORTH ELEVATION358"
358"6'-0"10'-0"90'-0"5'-0"10"7'-6"
8'-1"1'-318"
6'-0"
5'-10"TOP of GUARDTOP of GUARDTOP of GUARDTOP PLATETOP PLATETOP PLATETOP PLATE1ST F.F. 11.50TOP of CURB 11.502ND F.S.2ND F.S.WINDOW HGTWINDOWHGTSWINDOW HGTWINDOW HGTWINDOWHGT42" MIN.
42" MIN.SETBACK3RD F.S.3RD F.S.2ND F.S.2ND F.S.2ND F.S.TOP PLATETOP PLATETOP PLATEESTABLISHED GRADEELEVATION of 10.91ESTABLISHED GRADEELEVATION of 10.9124'-0"
29'-0"BAY FRONTPROPERTY LINESTREET FRONTPROPERTY LINEFACE of EXISTINGCURB AT STREETALLOW 358" forROOF MATERIALINSTALLATIONALLOW 358" forROOF MATERIALINSTALLATIONTYP. SLOPINGROOF MATERIALTYP. SLOPINGROOF MATERIALTYP. SLOPINGROOF MATERIALTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTYPICALSTUCCOTGRECESSEDFLOGARDDRAIN FILTERRECESSEDFLOGARDDRAIN FILTERRECESSEDFLOGARDDRAIN FILTEREXISTINGBULKHEAD"EGRESSWINDOWS""EGRESSWINDOWS"TEMPERED GLASSDECK GUARDTEMPERED GLASSDECK GUARDTEMPERED GLASSDECK GUARDELEVATION ABBREVIATIONSF.S. ...................................... FLOOR SHEATHINGF.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATIONHGT. ................................... HEIGHTT.C. ..................................... TOP of CURBF.F. ...................................... FLOW LINEEXT'G ................................ EXISTINGMLLW................................ MEAN LOW LOW WATERTGTGTGFIRE NOTES1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION.V E N E E R N O T E ALL STONE VENEER SHALL BE A "MORIAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILSD O O R and W I N D O W N O T E S$//'225DQG:,1'2:)5$0(66+$//5(&(,9($¨:,'(675,32)§%7¨ MEMBRANE WHICH IS PLACED OVER THE WINDOW AND DOOR FRAME FLANGES ON ALL SIDES.A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE RESIDENCE PER N.B.M.C. MUNICIPAL CODES T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION for THIS PROJECT.$//1(:678&&26+$//%($33/,('29(5/$<(562)*5$'(§'¨3$3(5RU§7<9(.¨0(0%5$1(RYHU$//:22'%$6('6+($7+,1*3(5&%&SHU&5& R703.6.3, C.B.C. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH COAT TEXTURE WITH RADIUSSED CORNERS. WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS C.R.C. R703.6.2.1F L A S H I N G N O T E S ALL ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWEDT R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO NORTH and SOUTH SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1-HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS.SOLID LINE INDICATES NEW FINISHEDSURFACES PER DRAINAGE PLAN,SEE SHEET C-144" MAX. TOBOTTOM ofOPENING44" MAX. TOBOTTOM ofOPENINGFIXEDFIXEDMAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91MAX. TOP of MECH. WELL WALL34.66 ELEVATION or 23'-9" ABOVETHE ESTABLISHED GRADEELEVATION of 10.91MAXIMUM TOP of GLASS GUARDRAIL and SOLID GUARDCAP ELEVATION IS 34.24 or 23'-4" ABOVE THEESTABLISHED GRADE ELEVATION of 10.91. MAXIMUMALLOWED ELEVATION IS 24' ABOVE ESTABLISHEDGRADE or A 34.91 FINISHED ELEVATION42" MIN.
( 1
0
.
6
9
T
C
)( 10.79 BW )12'-0"EXISTING BULKHEADTOP AT + 10.8 MLLWCHANNEL ROADNEWPORTHARBOR29'-0" MAXIMUM FINISHED ROOF HEIGHTELEVATION 39.91, ABOVE ESTABLISHEDGRADE ELEVATION of 10.9129'-0" MAXIMUM FINISHED ROOF HEIGHTELEVATION 39.91, ABOVE ESTABLISHEDGRADE ELEVATION of 10.9124'-0" HEIGHT LIMIT 34.91, ABOVEESTABLISHED GRADE ELEVATIONof 10.9124'-0" HEIGHT LIMIT 34.91, ABOVEESTABLISHED GRADE ELEVATIONof 10.917'-0"TGTGSTREET FRONTPROPERTY LINE15'-0"85'-0"10"8'-7"
7'-5"
8'-1"
7'-1"
358"
8'-7"8'-1"
6'-0"
9'-0"
7'-6"
9'-0"7'-6"8'-7"
7'-334"
8'-7"
358"TOP PLATETOP PLATETOP PLATETOP PLATETOP of CURB2ND FF2ND FF2ND FFTOP PLATEWIND. andDOOR HGTTOP of GUARDTOP of GUARDTOP of GUARDDECK FS42" MIN.
42" MIN.
42" MIN.GARAGE DOORHGT ABOVE FS8'-0"TOP PLATEDOOR andWINDOWHGTSWINDOWHGTSTOP PLATE2ND FFDOOR HGT1ST FFDOOR HGTESTABLISHED GRADEELEVATION of 10.9129'-0" MAXIMUM FINISHED ROOF HEIGHTELEVATION 39.91, ABOVE ESTABLISHEDGRADE ELEVATION of 10.9124'-0" HEIGHT LIMIT 34.91, ABOVEESTABLISHED GRADE ELEVATIONof 10.91ESTABLISHED GRADEELEVATION of 10.91DECKOPEN DECKCOVERED DECKFAMILY ROOMUNFINISHED ATTICFORCEDAIR UNITHALL #2HALL #2HALL #13 CAR GARAGEGREAT ROOMDECKMASTER BEDROOMTYPICALFOOTINGTYPICALFOOTINGTYPICALFOOTINGTYPICAL 12" THICK MATSLAB FOUNDATIONTYPICAL 12" THICK MATSLAB FOUNDATIONEXISTING BULKHEADSTEEL BEAMPER FRAMINGTYP. 14"TRUSS JOISTSTYP. 14"TRUSS JOISTSTYP. 14"TRUSS JOISTSSECTIONALGARAGEDOORBAYFRONTPROPERTYLINE11.50 FS11.33 FS10'-0"SETBACKCURB ATSTREETTYP. TGGLASSGUARDSTYP. TGGLASSGUARDSTYP. TGGLASSGUARDSPOCKET SLIDINGDOORSSETBACKLINE6" MAX. DECKGUARDENCROACHMENTTYP.DOORSTYP.DOORTYP.DOORTYP.DOORROOF SHEATHING2 x 8 RAFTER JOISTSwith R-30 RIGIDINSULATIONALLOW 358" ABOVERIDGE SHEATHING forROOF MATERIALALLOW 358" ABOVERIDGE SHEATHING forROOF MATERIALTYP.DOORTYP.DOORTYP.DOORTYP.DOORTYP.DOORTYP.DOORTYP.DOORTYP.DOORTYP.WINDOWTYP.WINDOWTYP.WINDOWTYP.WIND.TYP.WIND.TYP.WINDOWTYP.WINDOWTYP.WINDOWTYP.WINDOWTYP.WINDOWTYP. FLOORSHEATHINGTYP. FLOORSHEATHING12'-0"ONE LAYER of 58" TYPE"X" GYP. BOARD ATWALLS and CEILING ofGARAGETYP. FLOORSHEATHINGTYP. 14"TRUSS JOISTSTYP.DOORSLOPING EXP.BEAMS2 x 6 SLOPING CEILINGJOISTS with 1 x 6 T and GV-GROOVE SIDINGBELOW6 x 14 RIDGE BEAMROOF SHEATHING2 x 10 RAFTERSTYP. DOORKITCHENCABINETSBEYONDSECTION A23
ROOF PLAN
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724
PROPERTY LINE 35.00'PROPERTY LINE 100.00'PROPERTY LINE 35.00'PROPERTY LINE 100.00'3:123:123:123:12
3:12
3:12
3:123:12
3:12 3:12
3:12
3:124:124:124:12
RIDGERIDGERIDGERIDGERIDGERIDGERIDGE
RIDGERIDGERIDGE
RIDGE
V
A
L
L
E
Y
V
A
L
L
E
Y
VALLEYVALLEYV
A
L
L
E
Y HIPHIP HIPHIPHIP HIPVALLEYVALLEY3:12 4"12"8"12"12"3'-1"1:128"5'-3"FIRE NOTES1. EXTERIOR WALLS AT SIDES of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. APPLY STUCCO FINISHES AS REQUIRED PER CBC TO ACHIEVE ONE HOUR FIRE RESISTIVE CONSTRUCTION2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3HEIGHTCERTIFICATIONREQUIREDESTABLISHED GRADEELEVATION IS 10.913RD FLOOR ATTIC VENTILATION CALCULATIONSATTIC SPACE IS APPROX. 211 SQ. FEET = 1.40 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIREDUSE ( 1 ) WALL VENT 24" x 18" LOCATED ON THE NORTH SIDE of ATTIC,SEE NORTH ELEVATION and ROOF PLAN for LOCATION. THIS WALL VENT HAS3.0 S.F. of VENT AREA EXCEEDING THE MINIMUM REQUIREMENT of 1.40 S.F.NOTE1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH 18" MINIM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE,R O O F P L A N N O T E S1. ALL ROOF MATERIAL ON SLOPING ROOFS SHALL BE A CLASS "A" FIRE RATED ROOF MATERIAL BY "EAGLE ROOFING PRODUCTS" COLOR TO BE SELECTED BY THE OWNER and INSTALLED PER MANUFACTURE'S RECOMMENDATIONS. ESR REPORT #19002. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT = 10 POUNDS.3. ALL 2ND FLOOR DECK AND 3RD FLOOR ROOF DECK MATERIAL SHALL BE A CLASS "A" ELASTOMERIC ROOF MEMBRANE FINISH BY "POLYCOAT PRODUCTS" APPLIED OVER DECK SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. SLOPE ALL DECK AREAS AT 14" PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. ESR # 27854 ALL ROOF TO ROOF OR ROOF TO WALL FLASHING SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED.5. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN 18" MINIMUM TO 14" MAXIMUM SCREEN MESH.3'-1"3'-1"
3'-1"
12"
3'-1"12"
3'-1"12"10'-0"12"12"
12"
3'-1"
3'-1"
12"3'-1"
12"3'-1"
4'-1"
4'-1"
3'-1"
12"
12"12"12"12"
12"12"12"12"3:12MAXIMUM ALLOWED SQUARE FOOTAGE forTHE TOP of THE ELEVATOR SHAFT ROOF IS30 SQUARE FEET. AS DESIGNED IT IS 29.55S.F. MAX. MAX. HGT IS 39.91 ELEVATION or28'-838" ABOVE ESTABLISHED GRADEMAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91MAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.915'-4"5'-612"SLOPE 14"PER FOOTMAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91MAX. TOP of RIDGE SHEATHING IS39.60 ELEVATION or 28'-838" ABOVETHE ESTABLISHED GRADE ELEVATIONof 10.91TYPICAL NEWSLOPING ROOFMATERIALTYPICAL NEWSLOPING ROOFMATERIALTYPICAL NEWSLOPING ROOFMATERIALTYPICAL NEWSLOPING ROOFMATERIALTYPICAL NEWSLOPING ROOFMATERIALTYPICAL NEWSLOPING ROOFMATERIALHVAC CONDENSER LOCATION. SUB-CONTRACTOR TO PROVIDESOUND ATTENUATION CALCULATIONS TO OBTAIN SEPARATEPERMIT BY DEFERRED SUBMITTALHVAC CONTRACTOR SHALL SUBMIT SOUND ATTENUATIONDESIGN FOR HVAC EQUIPMENT PER ARI STD. 275SOUND LEVEL NOT TO EXCEED 50 dba ( 55 dba WITH TIMER ;65 dba WITH TIMER AND NEIGHBORS CONSENT ) PER SECTION10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BEADJACENT PROPERTY PATIO OR OPENING. LOCATEEQUIPMENT IN THE EQUIPMENT WELL ON ROOF. PROVIDESEISMIC ANCHORAGE OF THE UNIT AND THE REQUIREDPLATFORMS.MAX. TOP of MECH. WELL WALL34.74 ELEVATION or 23'-10" ABOVETHE ESTABLISHED GRADEELEVATION of 10.91TYPICAL NEW DECKFINISH MATERIAL,SLOPE 14" PER FOOTMINIMUMAC CONDENSERLOCATION INMECH. WELLTYPICAL NEW DECKFINISH MATERIAL,SLOPE 14" PER FOOTMINIMUMTYPICAL NEW DECKFINISH MATERIAL,SLOPE 14" PER FOOTMINIMUMSLOPE 14"PER FOOT
2ND FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOROUTLINE2ND FLOOR DECK OUTLINE2ND FLOOR OUTLINE 2ND FLOOR OUTLINE
2ND FLOOR OUTLINE 2ND FLOOR OUTLINE5'-0"4'-1112"SLOPE THIS ROOFSECTION AT1" PER FOOTTYP. FLATROOF MAT'LTYP. FLATROOF MAT'LTYP. FLAT ROOFMAT'L SLOPE12" : FOOTTYP. FLAT ROOFMAT'L SLOPE12" : FOOT12": FOOT
12": FOOT
12": FOOT
3RD FLOOR COVERED DECK OUTLINE3RD FLOOR COVERED DECK OUTLINE3RD FLOORCOVERED DECKOUTLINEDECK PITCH BREAK+42" MIN. HEIGHTTEMPERED GLASSDECK GUARDRAIL withMAX. 6" ENCROACHMENTINTO SETBACK+42" MIN. HEIGHTTEMPERED GLASSDECK GUARDRAIL withMAX. 6" ENCROACHMENTINTO SETBACK+42" MIN. HEIGHTTEMPERED GLASSDECK GUARDRAIL withMAX. 6" ENCROACHMENTINTO SETBACKMAXIMUM TOP of GLASS GUARDRAILand SOLID GUARD CAP ELEVATION IS34.24 or 23'-4" ABOVE THEESTABLISHED GRADE ELEVATION of10.91. MAXIMUM ALLOWED ELEVATIONIS 24' ABOVE ESTABLISHED GRADE orA 34.91 FINISHED ELEVATIONMAXIMUM TOP of GLASS GUARDRAILand SOLID GUARD CAP ELEVATION IS34.24 or 23'-4" ABOVE THEESTABLISHED GRADE ELEVATION of10.91. MAXIMUM ALLOWED ELEVATIONIS 24' ABOVE ESTABLISHED GRADE orA 34.91 FINISHED ELEVATIONSLOPE
14" : FOOT
SLOPE
14" : FOOT
SLOPE
14" : FOOT2ND FLOOR ATTIC VENTILATION CALCULATIONSATTIC SPACE IS APPROX. 340 SQ. FEET = 2.26 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIREDUSE ( 2 ) 12 of A 24" DIAMETER COPPER ROOF VENTS AT 1.50 S.F. EACH= 2 X 1.50 = 3.0 S.F. of VENTILATION PROVIDED WHICH EXCEEDS THE MINIMUMREQUIREMENT of 2.66 S.F. SEE ROOF PLAN for LOCATIONS.NOTE1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH 18" MINIM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE,136" x 24"LOUVERED ATTICVENTTHIS 2ND FLOOR ROOF OVERHANGIS ALLOWED TO EXTEND PAST THEFRONT PROPERTY LINE with ANENCROACHMENT PERMIT FROM THEPUBLIC WORKS DEPARTMENT3:12VALLEYVALLEYVALLEYRIDGE
3:12
3:12
3:12VALLEYVALLEYVALLEYVALLEYRIDGE RIDGE4:12 4:124:124:12
4:124:12AA-6AA-624
16'8'0'NORTHRDMSURVEYING@COX.NET(949) 858-3438 FAX(949) 858-2924 OFFICELAGUNA HILLS, CA 9265323016 LAKE FOREST DR. #409BRICKRdM SURVEYING INC.TOP-GRATEASPHALTPLANTERMAN-HOLECONCRETEFINISH SURFACET.G.A.C.PM.H.F.S.CONC.RON MIEDEMA L.S. 4653WALLBENCH MARKPOWER POLEBUILDINGFENCENATURAL GRADEGARAGE FLOORFINISH FLOORWATER METERPROPERTY LINEXXN.G.G.F.F.F.WMP.P.DECKREC. BRG. & DIST.MEAS. ELEVATIONSDESCRIPTION( )(123.45)LEGENDNEWPORT BEACH, CAJOB: 70-49 DATE: 8/1/18BLOCK P, LOT 5 OF TRACT MAP NO. 518TOPOGRAPHIC SURVEYWILLIAM BREECHOWNER:LEGAL DESCRIPTION:(10.99FS)(10.75FS)CONC.(10.62FS)CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.AT&T MH(1
0
.
6
5
)
(1
1
.
1
2G
F
)
CONC.CONC.CONC.CONC.(11.03FS)(10.98FS)CONC.CONC.CONC.CONC.CONC.CONC.CONC.X XCONC.RESIDENCE(12.05FS)RONMIEDEMANO. 4653EXP. 9/30/192282 CHANNEL ROADADDRESS OF PROJECT:ELEVATION ON 1" IRON PIPE= 10.92BENCH MARK:PATIO ABOVE
(12.22FS)BULKHEADSET LEAD AND TAG L.S. 4653 ON 2.0' OFFSET FROM P.L.SET LEAD AND TAG L.S. 4653 ON PROPERTY CORNERMONUMENT PROPERTY CORNERS OR OFFSETSSURVEYOR OR ENGINEER SHALL PERMANENTLYNOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.BEFORE STARTING GRADING.SCALE: 1"=8'PILARX X X X X X X XX XAT&T BOX(10.73FS)CHANNEL ROAD
CONC.CONC.CONC.CONC.CONC.LINECENTER (10.71FS)CONC.CONC.CONC.CONC.CONC.CONC.CONC.EDISON BOX(10.68FS)(10.85FS) 1
:
1
(
LINECONC.CONC.CONC.CONC.CONC.X(1
1
.
0
5
F
S
)OF 0.8' AT CORNERBUILDING HAS A RADIUSPROPERTYCONC.CONC.CONC.CONC.CONC.P(1
1
.
5
9
TW
)PROPERTYLINECONC.CONC.PCONC.CONC.(10.94FS)CONC.(11.01FS)(11.01FS)CONC.(10.85FS)CONC.RIDGE(35.28)(10.84FS)CONC.GARAGECONC.
CONC.CONC.CONC.CONC.CONC.P(10.86GF)(16.70TW)CONC.CONC.(10.96FS)CONC.CONC.RESIDENCECLEANOUTS
EW
E
R CONC.CONC.CONC.CONC.CONC.CONC.(10.56FS)CONC.CONC.CONC.(10.53FS)CONC.(11.30FS)CONC.(16.53TW)GARAGECONC.CONC.CONC.
CONC.CONC.
CONC.CONC.CONC.(10.79FS)CONC.CONC.(11.32FS)CONC.LINEPROPERTYRESIDENCE 1
(
CONC.CONC.(10.89FS)(16.71TW)DOCK 1
:
X X X X (10.96FS)CONC.CONC.(11.83TW)(1
0
.
9
4
F
S
)
CONC.CONC.PATIO ABOVE(11.01FS)CONC.CONC.CONC.(10.97FS)CONC.(11.18FF)(10.99FS)CONC.X(10.98FS)CONC.CONC.(10.99FS)(10.62FS)DRAINSTRIP(10.91TG)(10.80TW)(10.80TW)(1
0
.
9
2
F
S
)(10.88FS)(11.79TW)(1
0
.
8
3
F
S
)CONC.CONC.CONC.CONC.CONC.CONC.(10.85FS)CONC.CONC.(10.91FS)CONC.CONC.(10.97FS)(10.51FS)LINEPROPERTY(10.86TW)(10.81TW)CONC.CONC.PALM(10.68TG)STRIPDRAIN(10.84TG)(10.84TG)(1
0
.
5
7
F
S
)CONC.CONC.(11.05FS)CONC.PPOST(13.57TW)(11.07FS)CONC.CONC.CONC.CONC.(1
1
.
4
2
F
F
)CONC.PATIO ABOVECOVERED AREA/(1
1
.
2
7
F
S
)CONC.(11.31FS)(10.89FS)PCONC.CONC.VALVECONC.CONC.(1
0
.
9
7
F
S
)(10.88FS)(10.81FS)(11.00FS)(10.41FL)(1
0
.
7
8
F
S
)ESTABLISHED GRADE ELEVATIONPOINT #1 ....................................... 10.81POINT #2 ...................................... 11.00POINT #3 ...................................... 10.88POINT #4 10.97SUB-TOTAL of 43.66 DIVIDED BY4 EQUALS ESTABLISHED GRADEELEVATION OF (10.91)1'-878"20.712.43.00.3 ENC.2.9
4.0
15.05.00.31.02.930.06.0P
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3
POINT #4POINT #2POINT #1TOPOGRAPHIC SURVEY
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-272425
PROPERTY LINE 35.00'PROPERTY LINE 35.00'
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724PROPERTY LINE 100.00'PROPERTY LINE 100.00'PROPERTY LINE 35.00'WCELEVATORMASTER BEDROOMSERVICEHALL #2MASTER WALKIN CLOSETMASTER BATHROOMWCDECKHOME OFFICEBEDROOM #2GAME ROOMLINENDECKUPDWSSWCLAV3'-1"
4'-1"
3'-1"10'-0"6'-0"PROPERTY LINE 100.00'PROPERTY LINE 100.00'PROPERTY LINE 35.00'UP4'-1"
4'-1"MINIMUM CITYREQUIRED 3 CARPARKING GARAGE19' DEEP X 26'-9"WIDE CLEARWCWC3'-1"
3'-1"48"REFER30"DBLOVSTUBSHWRCABSGREAT ROOMENTRYHALLELEVATORWORKSHOP AREA3 CAR GARAGEBEDROOM #4POWDERPANTRYKITCHENDINING AREABATH #44'-112"DECKTUB/SHWR10'-0"DWSINK3'-1"3'-0"ELECTRIC METERRECESSMIN.DNDECK2'-0"
2'-0"3'-0"4'-1012"
35'-0"3'-1"28'-10"3'-1"100'-0"10'-0"6'-0"78'-9"4"4'-11"35'-0"3'-1"27'-10"4'-1"100'-0"15'-0"84'-2"10"23'-7"5'-0"55'-7"32'-7"100'-0"15'-0"10'-0"5'-0"84'-2"19'-1112"64'-212"19'-0"26'-9"
3'-1"28'-10"3'-1"
35'-0"5'-0"28'-10"
35'-0"
3'-1"
3'-1"
3'-1"5'-3"36'-8"14'-012"28'-012"6'-0"10'-0"100'-0"NEWPORT BAYCHANNEL ROAD
3'-1"DECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREADECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREADECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREADECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREADECK GUARDRAIL MAXIMUM6" ENCROACHMENT INTOSETBACK AREATO FOS
TO FOSTO FOS
TO FOS
TO FOSTO FOS
TO FOS
TO FOSTO FOS
TO FOS
SETBACKSETBACK0'-0" SETBACKREQUIRED0'-0" SETBACKREQUIREDA B B R E V I A T I O N SFOS ................................ FACE of STUDFS ................................... FINISHED SURFACETW ................................. TOP of WALLTG .................................. TOP of GRATE13'-112"HALL #222'-10" WIDE x 7'-6" TALL SLIDINGGLASS DOOR with 3 PANESEACH SIDE PLUS A SCREENDOOR !4' x 7'-8"= -30.66 SF4' x 6'-9"= -27 SF6'-012" x 4'= -24.16 SF14'-0 12" x 1'= -14.04 SF78'-9" x 28'-10" = 2,270.62 SFLESS STAIRS - 81.82 SFLESS EXTR - 14.04 SFLESS ELEVATOR - 26.15 SF2ND FLOOR = 2,148.61 SF5'-512" x 4'-912"= -26.15 SF2ND FLOOR = 2,148.61 SFOPEN VOLUME6' x 29 = 174 SFOPEN VOLUME5'-3" x 29 = 152.25 SFOPEN VOLUME REQUIREDIS 391.50 S.F.OPEN VOLUME PROVIDEDIS 471.25 S.F.19'-1112" x 27'-10"= 555.50 SF12'-712" x 14'-112"= 178.32 SF12'-712" x 13'-812"= 173.06 SF23' x 27'-10"= 640.16 SF28'-7" x 28'-10"= 824.15 SF LESS -11.25 SF = 812.90 SF5' x 2'-3"= - 11.25 SF1ST FLOOR = 1,626.12 SFGARAGE = 733.82 SFOPEN VOLUME5' x 29 = 145 SF1ST and 2ND FLOOR PLANSSQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,626.12 S.F.2ND FLOOR ................................................................................................ 2,148.61 S.F.3RD FLOOR 378.28 S.F.TOTAL LIVABLE ........................................................................................ 4,153.01 S.F.GARAGE 733.82 S.F.STRUCTURAL .............................................................................................. 4,886.83 S.F.2ND FLOOR DECKS ..................................................................................... 326.25 S.F.3RD FLOOR DECKS 898.29 S.F.TOTAL DECKS ............................................................................................... 1,224.54 S.F.BATH #23'-1"
TO FOS COOKTOPHOODMW26
3RD FLOOR PLAN
ARCHITECT
John T. Morgan Jr.
18682 Beachmont Avenue
North Tustin, CA 92705
ph (714) 730-2723 fax (714) 730-2724
PROPERTY LINE 35.00'
3'-1"DNWCBATHROOMCOVEREDDECK4'-312"OPENDECKPROPERTY LINE 100.00'PROPERTY LINE 35.00'
3'-1"3'-1"6'-0"PROPERTY LINE 100.00'10'-0"5'-3"ELEVATOR4'-312"3'-1"14'-0"27'-0"21'-6"15'-0"4'-512"1'-5"6'-012"5'-1"27' x 14' = 378 SF LESSATTIC -18.47 SF = 359.53 SF4'-512" x 1'-5"= 6.31 SF6'-012"x 5'-1" = 30.71 SFLESS SHAFT - 26.15 SFSHAFT WALLS = 4.56 SF3RD FLOOR = 378.28 SFFAMILY ROOMREFOPENDECKOPENDECK5'-512"3'-4"5'-512" x 3'-4"= -18.47 SFATTIC OUT1'-1112"4'-0" x 2'-11 12"= 7.88 SFUNFINISHED ATTIC AREA2'-3"712"TANKLESSWATERHEATERSQUARE FOOTAGE CALCULATIONS1ST FLOOR .................................................................................................. 1,626.12 S.F.2ND FLOOR ................................................................................................ 2,148.61 S.F.3RD FLOOR 378.28 S.F.TOTAL LIVABLE ........................................................................................ 4,153.01 S.F.GARAGE 733.82 S.F.STRUCTURAL .............................................................................................. 4,886.83 S.F.2ND FLOOR DECKS ..................................................................................... 326.25 S.F.3RD FLOOR DECKS 898.29 S.F.TOTAL DECKS ............................................................................................... 1,224.54 S.F.27
T.O.R.(30.32)(30.30)T.O.R.(10.96GF)(35.00)T.O.R.(35.03)T.O.R.(35.10)T.O.R.(10.99FS)(10.75FS)(10.62FS)AT&T MH(10.65)(11.12GF)(11.03FS)(10.98FS)X XL.S.2312(10.92)1" I.P.RESIDENCE(12.05FS)PATIO ABOVE
(12.22FS)BULKHEADWM(10.49FS)(10.76TC X)P
I
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RX X X X X X X XX XAT&T BOX(10.73FS)CHANNEL ROADLINECENTER (10.71FS)EDISON BOX(10.68FS)(10.85FS)(N15°00'00"W) 35.02'(N75°00'00"E 100.00')LINEX(11.05FS)OF 0.8' AT CORNERBUILDING HAS A RADIUSPROPERTYP(11.59TW)PROPERTYLINEP(10.94FS)(11.01FS)(11.01FS)(10.85FS)RIDGE(35.28)(10.84FS)P(10.86GF)(16.70TW)(10.96FS)C
L
E
A
N
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U
TSEWER (10.28)SEWER MH(10.56FS)(10.53FS)(11.30FS)(16.53TW)GARAGECONC.(10.79FS)(11.32FS)LINEPROPERTYRESIDENCE(N75°00'00"E 100.00')(10.89FS)(16.71TW)(N15°00'00"W 35.00')X X X X (10.96FS)(1
1
.
8
3
TW
)(10.94FS)PATIO ABOVE(11.01FS)(10.97FS)(11.18FF)(10.99FS)X(10.98FS)(10.99FS)(10.62FS)DRAINSTRIP(10.91TG)(10.80TW)(10.80TW)(10.92FS)(10.88FS)(11.79TW)(1
0
.
8
3
F
S
)(10.85FS)(10.91FS)(10.97FS)(10.51FS)LINEPROPERTY(10.86TW)(10.81TW)PALM(1
0
.
6
8
TG
)STRIPDRAIN(10.84TG)(10.84TG)(11.05FS)PPOST(13.57TW)(11.07FS)(1
1
.
4
2
F
F
)PATIO ABOVECOVERED AREA/(11.27FS)(11.31FS)(
1
0
.
8
9
F
S
)PVALVE(10.41FL)(10.75TC X)ST. LIGHT BOXST. LIGHT(10.27FL)(10.71TC X)SEWER COVERWM GM(10.26FS)(10.67TC X)(10.45FS)(10.61TC X)GMTV BOXWMSEWER COVER
P
A
LM
(
1
3
.
5
7
TW
)(10.97FS)(10.88FS)(10.81FS)(11.00FS)(10.41FL)(10.78FS)20.712.43.00.3 ENC.2.9
4.0
15.05.00.31.02.930.06.0POINT #3POINT #4POINT #2POINT #13-STORY RESIDENCE11.50 FF10.00 PAD11.50 DOOR11.46 FSGARAGE11.00 GFF9.50 PAD11.50 DOOR11.45 FS11.50 DOOR11.45 FS11.25 DOOR11.21 FS-HP(10.38 LIP)(10.34 FL)11.31FS-GB11.50 DOOR11.33 FS11.50 DOOR11.33 FS11.31FS-GB(11.83 TW)11.07 FS10.82 FG11.00 GFF10.98 FS(10.73 FS)10.96 TG10.40 INV10.84 TG10.34INV-OUT11.08 TG10.22 INV11.40FS-HP11.24FS-HP16.92 TW(10.92 FS)11.20 TG10.50 INV11.32FS-GB(10.71 TC)(10.26 FL)(10.28 RIM)EX. SMH(10.79 FS)(10.76 TC)(10.42 FL)11.05 TG10.07 TG11.20FS11.14 TG10.39 INV1.8%1.7%1.0%1.6%1.8%1.0%1.0%2.0%MAX2.0%MAX1.4%ELEVATOR PIT10.50 FF(11.79 TW)11.07 FS10.82 FG11.50 TC11.25 FS11.50 TC11.00 FS10.88 TG10.52INV-OUT10.00INV-IN10.33INV-IN10.00INV-IN(10.98 FS)(12.22 FS)(12.05 FS)(11.30 FS)(11.32 FS)(11.31 FS)(11.07 FS)11.50 TC11.45 FS10.90 TG10.40 INV10.88TG10.38 INV11.50 TC11.02 FS1.4%16.92 TW11.42 FSTRANSITIONTO 3.5' WALL14.60 TW(10.75 FS)(10.65 FS)AT&T MH(10.71 FS)(10.68 FS)(10.56 FS)(10.53 FS)(0.5%)(0.5%)(13.57 TW)11.07 FS10.90 TG10.50INV-HP10.33 T.B.8.83 B.B.10.28 T.B.8.78 B.B.10.54 INV10.18 INV1.8%10.72 FG10.72 FG1.0%10.42 INVS=0.01S=0.01S=0.01S=0.01S=0.01S=0.0110.10 INV9.95INV-IN1.2%9.95INV-IN777788(10.86 TW)PROTECT EX.SEAWALL(10.80 TW)PROTECT EX.SEAWALL1122333333341213131313131312121212124666610.33INV-IN610111111111111PROTECTSCE BOXPROTECTELECT.BOXPROTECTST. LIGHT141415PROTECTWATERMETERPROTECTAT&T BOX11.50 DOOR11.24 FS18.0'EXISTING DRIVEWAYTO REMAIN 20.0'12.6'51.6'13.0'2.0'12.0'(10.75 TC)10.45.INV-OUT(10.41 FL)553.8'14.4'13.7'3.1'11.20 FSEXISTING 6'HIGH WALLTO REMAINEXISTING 6'HIGH WALLTO REMAINEXISTING+-2.5' HIGHWALL TOREMAINPROTECTWATERMETER(2.0%)(2.0%)(2.0%)(6.3%)6.0'162NDFLOOR OHPROPOSEDWOOD GATE.PER ARCH.PLANSPROPOSEDWOOD GATE.PER ARCH.PLANSPROPOSEDWOOD GATE.PER ARCH.PLANS917171717GB
GB
GB
GB
GB
PROTECTPALM TREEPROTECTPALM TREE(11.79 TW)11.15 FSPROTECTCURBEDPLANTERPROTECTCURBEDPLANTER(11.83 TW)11.15 FS11.07 FS10.82 FG1.0%EXISTING CONCRETEPROPOSED CONCRETELANDSCAPINGPROPERTY LINECENTERLINEPROPOSED STORM DRAINPROPOSED SPOT ELEVATIONEXISTING SPOT ELEVATIONEXISTING BUILDINGPROPOSED BUILDING WALLPROPOSED INFILTRATION TRENCHSTORM DRAIN SLOPESURFACE GRADIENTPROPOSED TRENCH DRAINPROPOSED SITE WALLLEGEND(165.22 FS)165.22 FSCONSTRUCTION NOTESINSTALL CAST-IN-PLACE CONCRETE TRENCH DRAIN PER DETAIL 1, SHEET C-03.CONSTRUCT 1.5' WIDE AND 1.5' DEEP GRAVEL INFILTRATION TRENCH PER DETAIL 2, SHEET C-03.INSTALL 4" SCHEDULE 40 PVC DRAIN PIPEINSTALL 45° SCHEDULE 40 PVC BENDINSTALL 3" SCHEDULE 40 PVC DRAIN PIPE CURB CORE DRAIN PER NEWPORT BEACH STD. 184-L.SEE DETAIL 6, SHEET C-03. PIPING TO BE INSTALLED PERPENDICULAR TO CURB FACECONNECT 4" SCHEDULE 40 PIPE TO PERFORATED PIPE AT TOP OF INFILTRATION TRENCH PERELEVATIONS ON THIS SHEETSEE GRADING AND PAD SECTION RECOMMENDATIONS PER THE SOILS REPORT AND STRUCTURALFOUNDATION PLAN. SEE DETAIL 5, SHEET C-03INSTALL LANDSCAPING PER SEPARATE LANDSCAPE PLANINSTALL PVC WYE CONNECTIONREPAIR SIDEWALK IN RW WITH 4" THICK CONCRETE SIDEWALK IN RW PER NEWPORT BEACH STD.180-LCONSTRUCT 4" THICK CONCRETE PAVEMENT ON PRIVATE PROPERTY. REINFORCEMENT TO BE #3REBAR AT 18" O.C., E.W. CENTERED IN SLAB. CONTROL JOINTS TO BE PROVIDED AT A MAX.SPACING OF 8 FT 0.C., E.W. FOR SLABS AND 6 FT FOR SIDEWALKS. SEE DETAIL 4, SHEET C-03INSTALL DOWNSPOUT CONNECTION TO UNDERGROUND STORM DRAIN SYSTEM PER DETAIL 7,SHEET C-03.INSTALL 4" OLDCASTLE FLOGARD DOWNSPOUT FILTER ON DOWNSPOUT . SEE DETAIL 8, SHEETC-03. SEE ARCHITECTURAL PLANS FOR INSTALLATION LOCATION.CONSTRUCT 72" SITE CMU WALL PER SEPARATE ARCHITECTURAL PLANS. WALL TO BE CENTEREDON PROPERTY LINE.CONSTRUCT 42" SITE CMU WALL PER SEPARATE ARCHITECTURAL PLANS. WALL TO BE CENTEREDON PROPERTY LINE.INSTALL NEW SEWER CLEANOUT PER DETAIL 9, SHEET C-03 PER CITY OF NEWPORT BEACH STD.406-LINSTALL 4" AREA DRAIN IN HARDSCAPE PER DETAIL 3, SHEET C-03.1234GENERAL NOTES1. CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFOREANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANYDISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF EXISTING UTILITIES.2. CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THEFIELD.3. ANY WALL GREATER THAN 36" HIGH IN THE PUBLIC RIGHT-OF-WAY TO BE DEMOLISHED.4. ALL LANDSCAPING WITHIN PUBLIC RIGHT-OF-WAY MUST HAVE A MAXIMUM GROWTHCHARACTERISTIC OF 36". GRAVEL IS NOT PERMITTED IN THE RIGHT-OF-WAY.5. NO PERMANENT STRUCTURES CAN BE BUILT WITHIN THE LIMITS OF THE PUBLICUTILITY EASEMENT.56789S=0.011.0%1011121314STORMWATER BMP NOTEPER THE CITY OF NEWPORT BEACH DRAINAGE STANDARD OF 15 LFOF 2'X1.5' INFILTRATION TRENCH REQUIRED PER 2,000 SF OF IMPERVIOUS SURFACE.SITE AREA IS 3500 SF WITH THE MAJORITY OF THE SITE BEING COMPOSED OFIMPERVIOUS SURFACE.REQUIRED LF OF STANDARD INFILTRATION TRENCH = 27 FTTRENCHES PROVIDED: (2) - 18 LF (1.5'-W X 1.5'-D) ON THE SIDE YARD FRONTAGE ARE PROVIDED.DUE TO TRENCHES BEING PLACED ON THE SIDE YARD THE WIDTH OF THE TRENCH WAS REDUCED TO1.5' AND THE LENGTH INCREASED TO 18' TO ACHIEVE THE REQUIRED VOLUME.FLOGARD DOWNSPOUT FILTERS: (6) TOTAL ON ALL DOWNSPOUT FILTERS FROM THE ROOF RUNOFFFOR PRETREATMENT.PRECISE DRAINAGE PLANC-01CITY OF NEWPORT BEACH GRADING NOTES 2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADEPREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVINGCONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIRREPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.GENERAL1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THEPROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PMSATURDAYS;AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECTADJOINING PROPERTIES DURING THE GRADING OPERATION.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPED AREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE ATTHE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS3000 WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS,CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.REQUIRED INSPECTIONS1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITHTHE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILSENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELDINSPECTIONS WILL BE OUTLINED AT THE MEETING.GRADING NOTES PERTAINING TO PROJECT3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVECOMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILSENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET INVERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTIONEFFORT APPLIED TO THE FILL AREAS.4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED ANDAPPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANYADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE ANDBACKFILLED AND APPROVED BY THE SOILS ENGINEER.9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE ANDGRADE.10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENTRELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAYREQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATETESTING.11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DIVISION.12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THENBMC.13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATIONDISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENTTO THE BUILDING DIVISION FOR APPROVAL.FORMS\GENERAL GRADING SPECIFICATIONS 04/19/13 314. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILLOBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIORTO CONSTRUCTION.15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE ANDADJACENT STRUCTURES UPON COMPLETION.17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY,THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCYFINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADINGPLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON INCHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FORCORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.COMMUNITY DEVELOPMENT DEPARTMENT100 CIVIC CENTER DR.CITY OF NEWPORT BEACH, CA 926582282 CHANNEL ROADNEWPORT BEACH, CA 92660APN: 048-283-01THE BREECH RESIDENCE15CUT/FILL QUANTITIESOVER-EXCAVATION: 316 CYASSUMING 3' DEPTH FOR BLDG. AND 1' FOR RECOMPACTION DEPTH FORHARDSCAPE IMPROVEMENTSCUT: 0 CYFILL: 30 CYIMPORT: 30 CYTHESE ARE ENGINEERING ESTIMATES ONLY. CONTRACTOR TO CONDUCTTHEIR OWN TAKE-OFFS FOR BIDDING.BLDGBUILDINGBBBOTTOM OF BASINBSBOTTOM OF STEPBWBOTTOM OF WALLBFBOTTOM OF FOOTINGBSBOTTOM OF STEPCFCURB FACECY CUBIC YARDSDIADIAMETERDIMDIMENSIONEXEXISTINGEWEACH WAYFFFINISH FLOORFGFINISH GRADEFLFLOW LINEFSFINISH SURFACEFTGFOOTINGGB GRADE BREAKHHEIGHTHPHIGH POINTHORIZHORIZONTALINVINVERTMAXMAXIMUMMINMINIMUMOCON CENTERPLPROPERTY LINEPTPOINTTBTOP OF BASINTCTOP OF CURBTFTOP OF FOOTINGTGTOP OF GRATETSTOP OF STEPTYPTYPICALTWTOP OF WALLVERTVERTICALWWIDTHABBREVIATIONS:161728
T.O.R.(30.32)(30.30)T.O.R.(10.96GF)(3
5
.
0
0
)T.O.R.(35.03)T.O.R.(35.10)T.O.R.(10.99FS)(10.75FS)(10.62FS)AT&T MH(10.65)(11.12GF)(11.03FS)(10.98FS)X XL.S.2312(10.92)1" I.P.RESIDENCE(12.05FS)PATIO ABOVE
(12.22FS)BULKHEADWM(10.49FS)(10.76TC X)P
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RX X X X X X X XX XAT&T BOX(10.73FS)CHANNEL ROADLINECENTER (10.71FS)EDISON BOX(10.68FS)(10.85FS)(N15°00'00"W) 35.02'(N75°00'00"E 100.00')LINEX(11.05FS)OF 0.8' AT CORNERBUILDING HAS A RADIUSPROPERTYP(11.59TW)PROPERTYLINEP(10.94FS)(1
1
.
0
1
F
S
)(11.01FS)(10.85FS)RIDGE(35.28)(10.84FS)P(10.86GF)(16.70TW)(10.96FS)CLEANOUTSEWER(10.28)SEWER MH(10.56FS)(10.53FS)(11.30FS)(16.53TW)GARAGECONC.(10.79FS)(11.32FS)LINEPROPERTYRESIDENCE(N75°00'00"E 100.00')(10.89FS)(1
6
.
7
1
TW
)
(N15°00'00"W 35.00')X X X X (10.96FS)(11.83TW)(1
0
.
9
4
F
S
)
PATIO ABOVE(11.01FS)(10.97FS)(1
1
.
1
8
F
F
)(10.99FS)X(10.98FS)(10.99FS)(10.62FS)DRAINSTRIP(10.91TG)(10.80TW)(10.80TW)(10.92FS)(1
0
.
8
8
F
S
)(11.79TW)(10.83FS)(10.85FS)(10.91FS)(10.97FS)(10.51FS)LINEPROPERTY(10.86TW)(10.81TW)PALM(10.68TG)STRIPDRAIN(10.84TG)(10.84TG)(11.05FS)PPOST(13.57TW)(11.07FS)(11.42FF)PATIO ABOVECOVERED AREA/(11.27FS)(11.31FS)(10.89FS)PVALVE(10.41FL)(10.75TC X)ST. LIGHT BOXST. LIGHT(10.27FL)(10.71TC X)SEWER COVERWM GM(10.26FS)(10.67TC X)(10.45FS)(10.61TC X)GMTV BOXWM SEWER COVER
PALM(13.57TW)(10.97FS)(10.88FS)(10.81FS)(11.00FS)(10.41FL)(10.78FS)20.712.43.00.3 ENC.2.9
4.0
15.05.00.31.02.930.06.0POINT #3POINT #4POINT #2POINT #1(10.75 FS)(10.71 FS)(10.68 FS)(10.56 FS)(10.53 FS)34122444332211111111(2.0%)1.8%1.7%1.0%1.6%1.8%1.0%1.0%2.0%MAX2.0%MAX(0.5%)(0.5%)
1.8%1.0%1.2%12.0'1.0%1(2.0%)(2.0%)(6.3%)3-STORY RESIDENCE11.50 FF10.00 PADGARAGE11.00 GFF9.50 PAD1.0%EROSION CONTROL PLANC-02COMMUNITY DEVELOPMENT DEPARTMENT100 CIVIC CENTER DR.CITY OF NEWPORT BEACH, CA 926582282 CHANNEL ROADNEWPORT BEACH, CA 92660APN: 048-283-01THE BREECH RESIDENCEDRY SEASON REQUIREMENTS (MAY - SEPTEMBER)1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALLOPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTIONFOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BEINSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON.THESE BMPS's MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUSTBE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DOSO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THECIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUSTBMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION.3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BEADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPsPRIOR TO A PREDICTED RAINSTORM.4. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BEADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPsPRIOR TO A PREDICTED RAINSTORM.5. A DISTURBED AREA THAT IS NOT COMPLETED BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA)SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION ANDSEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIAL IS NOT SUFFICIENT FOR THESEAREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED. THIS INCLUDES ALLBUILDING PADS, UNFINISHED ROADS, AND SLOPES.6. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARYTO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENTSEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROMEROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPsARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF HIS REQUIREMENT.WET SEASON REQUIREMENT (OCTOBER - APRIL)1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED.2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAININLETS.3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED.4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BEIMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTIONMATERIALS.5. APPROPRIATE NON-STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATIONOF STORM WATER FROM CONSTRUCTION ACTIVITIES.6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBYSEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THESITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS AFORECASTED, 50% CHANCE OF RAIN).7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITEPERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENTSEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREASTHAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION ORESTABLISHED VEGETATION STABILIZATION BMPs AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE"EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULDCOMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SIT.STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVEBEEN COMPLETED.NON-STORM WATER MANAGEMENTWASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLEROSION CONTROL BMP'sTEMPORARY SEDIMENT CONTROLWIND EROSION CONTROLGRAVEL BAG BERM PER DETAIL A ON THIS SHEETAPPLY WIND EROSION CONTROL(WE-1)PERFORM SWEEPING AND VACUUMING DAILY(SE-7)APPLY GRAVEL BAG INLET PROTECTION (SE-10) PER DETAIL B ON THIS SHEET123CONSTRUCTION NOTESBMP NOTESLEGEND:CONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIASTORMWATER BMP HANDBOOK- CONSTRUCTION, LATESTEDITION BY THE CALIFORNIA STORMWATER QUALITYASSOCIATION.GRAVEL BAGSGRAVEL BAG INLET PROTECTIONX4DDGRAVEL BAG CHECK DAMSECTION D-DBASECTION A-AAAGRAVEL BAGS29
DETAILS C-03COMMUNITY DEVELOPMENT DEPARTMENT100 CIVIC CENTER DR.CITY OF NEWPORT BEACH, CA 926582282 CHANNEL ROADNEWPORT BEACH, CA 92660APN: 048-283-01THE BREECH RESIDENCE1CAST-IN-PLACE CONCRETE TRENCH DRAIN0.5' MIN.0.5'0.48'0.48'MESH REINFORCEMENTTHROUGHOUTCAST-IN-PLACE CONCRETETRENCH DRAIN ORAPPROVED EQUIVALENTCOMPACTED SUB GRADETRAFFIC RATED GRATE AT DRIVEWAYPEDESTRIAN RATED GRATE AT PATIOSEE ARCHITECTURAL PLANS FORMATERIAL AND FINISH0.32'2INFILTRATION PIT DETAILAREA DRAIN DETAIL344" CONCRETE SIDEWALK DETAILBUILDING SLAB SECTION FROM SOILS REPORT 5DRAIN PIPE OUTLET. STD-184-L6DOWNSPOUT CONNECTION DETAIL7SEWER CLEANOUT DETAIL9FLOGARD DOWNSPOUT FILTER-FG-DS4A830