HomeMy WebLinkAboutPA2021-308_20211222_Plans_30x42SAN FRANCISCO, CA 9 4 1 1 83654 SACRAMENTO STREETtel 4 1 5 4 4 0 4 4 8 0 fax 4 1 5 4 4 0 4 4 8 8 skurman.comBAYSHORE RESIDENCE2676 BAYSHORE DRIVENEWPORT BEACH, CA 92663COASTAL DEVELOPMENT PERMIT APPLICATION20 DECEMBER 2021PA2021-308
20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETPROJECT DATAAND DRAWINGINDEXT-1PROJECT DATAOWNER: 8 Bayshore Partnership L.P.PHONE: 949.263.1111ADDRESS: 2676 Bayshore DriveNewport Beach, CA 92663A.P.N.:049-191-16LEGAL DESCRIPTION: PORTION OF LOT 171 BLOCK 54 IRVINESUBDIVISIONBK 1, PG 88, M.M.OCCUPANCY: R3/UOWNER:V-BLAND USE:RS-D SINGLE UNIT RESIDENTIAL DETACHEDZONING:R-1 SINGLE UNIT RESIDENTIALHOA:BAYSHORES COMMUNITY ASSOCIATIONCOASTAL ZONE: YESUNITS:1 EXISTING, 1 PROPOSEDPARKING:3 REQUIRED, 4 PROPOSEDBUILDING WILL BE EQUIPPED WITH AN AUTOMATIC FIRESPRINKLER SYSTEM IN ACCORDANCE WITH NFPA STD 13DSPRINKLER SYSTEM WILL BE SUBMITTED UNDER A SEPARATEPERMIT.CODE NEWPORT BEACH MUNICIPAL CODE (NBMC)CALIFORNIA CODES: 2019 CRC, 2019 CBC, 2019 CMC, 2019 CEC, 2019CPC, 2019 CFC, CAL-GREENSCOPE OF WORKDEMOLISH ONE EXISTING HOME AND BUILD ONE SINGLE FAMILYHOME WITH AN ATTACHED 4 CAR GARAGE. NEW LANDSCAPING. VICINITY MAPSN.T.S.ARCHITECT:ANDREW SKURMAN ARCHITECTS3654 SACRAMENTO STREETSAN FRANCISCO, CA 94118PHONE: 415.440.4480FAX: 415.440.4488CONTACT: SUZETTE SMITHEMAIL: SUZETTE@SKURMAN.COMPROPOSED PROJECT LOCATIONT-1 PROJECT DATA AND DRAWING INDEXT-2 GENERAL NOTES AND ABBREVIATIONST-3 AREA CALCULATIONSSURVEYTOPO EXISTING SURVEYCIVILC1 TITLE SHEETC2 GRADING PLANC3 STORM DRAIN PLANC4 EROSION CONTROL PLANC5 GEOTECHNICAL NOTESWATER QUALITY MANAGEMENT PLANSEAWALLSW-0 STRUCTURAL GENERAL NOTES & VICINITY MAPSW-1 SITE PLAN & ELEVATIONSW-2 DETAILSSW-3 SHORING PLAN & ELEVATIONLANDSCAPET0.00 TITLE SHEETL1.01 CONSTRUCTION PLANL2.00 MASTER IRRIGATION LEGEND, NOTES & MWELOL2.01 IRRIGATION PLANL3.01 PLANTING PLANARCHITECTURALA1.0 SITE PLANA1.1 DEMOLITION PLANA2.1 FIRST FLOOR PLANA2.2 SECOND FLOOR PLANA2.3 ROOF PLANA3.1 EXT. ELEVATIONSA3.2 EXT. ELEVATIONSA3.3 EXT. ELEVATIONS - COURTYARDA3.4 EXT. ELEVATIONS - LOGGIAA3.5 EXT. ELEVATIONS - SERVICE COURTYARDA3.6 EXT. ELEVATIONS - 207 BALCONYA3.7 EXT. ELEVATIONS - 227 OUTDOOR ENTRYWAYA3.8 EXT. ELEVATIONS - 232 OUTDOOR ENTRYWAYA4.1 BUILDING SECTIONSA4.2 BUILDING SECTIONSPROJECT TEAMSTRUCTURAL ENGINEER:WILLIAM SIMPSON & ASSOCIATES, INC.23 ORCHARD RD, SUITE 250LAKE FOREST, CA 92630OFFICE: 949.206.9929 EXT 400CONTACT: MASOUD JAFARI, S.E.EMAIL: M.JAFARI@WSASE.COMINTERIOR DESIGNER:HARTE BROWNLEE & ASSOCIATES, INC962 GLENNEYRE STREETLAGUNA BEACH, CA 92651OFFICE: 949.494.8343 ex107FAX: 949.494.8342CONTACT: SHELDON HARTEEMAIL: SH@HARTEBROWN.COMGENERAL CONTRACTOR:PMR CONSTRUCTION (CL #716-745)145 WEST MAIN STREET - SUITE 200TUSTIN, CA 92780OFFICE: 714.754.4111CONTACT: CHRIS MILLEREMAIL: CHRIS@PMR-CONSTRUCTION.COMLANDSCAPE ARCHITECT:EPT DESIGN234 N. EL MOLINO AVENUE, SUITE 100PASADENA, CA 91101OFFICE: 626.795.2008CONTACT: NORD ERIKSSONEMAIL: NERIKSSON@EPTDESIGN.COMTITLE 24 + MECHANICAL:PRO ENGINEERING CONSULTING, INC.1057 SYCAMORE AVEVISTA, CA 92081PHONE: 858.240.4336FAX: 866.936.5447CONTACT: RAMIN PARSI, EPEEMAIL: RAMIN@PROENGC.COMSURVEYOR/CIVIL ENGINEER:CIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677OFFICE: 949.464.8115CONTACT: WILL ROLPHEMAIL: INFO@CIVILSCAPES.COMLIGHTING DESIGNER:ADAPTIVE RESOURCE GROUP6415 N. BUSINESS PARK LOOP RD, SUITE KPARK CITY, UTAH 84098OFFICE: 435.602.5800CONTACT: GLENN JOHNSONEMAIL: GLENN@ ADAPTIVEDG.COMSOILS ENGINEER:GEOFIRM801 GLENNEYRE ST., SUITE FLAGUNA BEACH, CA 92651OFFICE: 949.494.2122FAX: 949.497.0270CONTACT: ERIK HILDE, P.G., E.G. 2303EMAIL: EHILDE@STONEYMILLER.COMSEAWALL ENGINEER:PMA CONSULTING, INC.28161 CASITAS CT.LAGUNA NIGUEL, CA 92677PHONE: 714.717.7542CONTACT: PLAMEN PETROV, P.E.EMAIL: CONSULTING@PMA-BG.COMDRAWING INDEXCOASTAL HAZARDS ENGINEER:GEOSOILS, INC.5741 PALMER WAYCARLSBAD, CA 92010OFFICE: 760.438.3155FAX: 760.931.0915CONTACT: DAVID SKELLY MS, P.E.PA2021-308
GENERALNOTES ANDABBREVIATIONST-2ABV. AboveA.D. Area DrainADJ. AdjustableA.F.F. Above Finish FloorBD. BoardBEL. BelowBLK. BlockBLKG. BlockingBM. BeamB.O. By OthersBOT. BottomBSMT. BasementCAB. CabinetC.B. Catch BasinCEM. CementC.I. Cast IronCLG. CeilingCLO. ClosetCLR. ClearCONC. ConcreteCONT. ContinuousCNTR. CounterCTR. CenterD. DryerDBL. DoubleDET. DetailDIA. DiameterDIM. DimensionDISP. DisposalD.W. Dish WasherDR. DoorD.S. Down SpoutDWG. DrawingDRWR. Drawer'E' or (E) ExistingEA. EachEL. ElevationELEC. ElectricalEQ. EqualEXP. ExpansionF. FurnaceF.D. Floor DrainFDN. FoundationFIN. FinishF.F.E. Finish Floor ElevationFLR. FloorF.O.C. Face of ConcreteFT. FOOT OR FEETFTG. FOOTINGFURR. FURRINGG.B. GRAB BARGL. GLASSGRND. GROUNDGRD. GRADEGYP. GYPSUMH.B. HOSE BIBHDWD. HARDWOODHORIZ. HORIZONTALHGT. HEIGHTI.D. INSIDE DIAMETERINSUL. INSULATIONINT. INTERIORJT. JOINTKIT. KITCHENLAM. LAMINATELAV. LAVATORYLT. LIGHTMAX. MAXIMUMM.C. MEDICINE CABINETMECH. MECHANICALMIN. MINIMUMMIR. MIRRORMISC. MISCELLANEOUSMTL. METALMDF MEDIUM DENSITYFIBERBOARDN' OR (N) NEWN.I.C. NOT IN CONTRACTNO. NUMBERN.T.S. NOT TO SCALEO.C. ON CENTERO.D. OUTSIDE DIAMETERO.D. OVERFLOW DRAINOPNG. OPENINGOPP. OPPOSITEPERF. PERFORATEDP.G. PAINT GRADEPL. PLATEPLYWD. PLYWOODPR. PAIRPT. POINTR. RADIUSREF. REFRIGERATORREINF. REINFORCEDR.D. ROOF DRAINREQ'D. RequiredRESIL. ResilientRET. RetainingRM. RoomR.O. Rough OpeningS. SinkSCHED. ScheduleSHWR. ShowerSHT. SheetSHTH. SheathingSIM. SimilarS.D. Smoke DetectorSPEC. SpecificationSQ. SquareS.L.D. See Landscape DrawingsS.S. Stainless SteelS.S.D. See Structural DrawingsSTD. StandardSTL. SteelSTOR. StorageSYM. SymmetricalT. TreadTBD. To Be DesignedTEL. TelephoneT&G Tongue and GrooveTYP. TypicalT.O. Top OfT.O.S. Top of SlabU.O.N. Unless Otherwise NotedVERT. VerticalVEST. VestibuleV.I.F. Verify In FieldW. WasherW/ WITHW.H. WATER HEATERW.C. WATER CLOSETWD. WOODW.I. WROUGHT IRONW.I.C. WALK-IN CLOSETW/O WITHOUTW.O. WHERE OCCURSWP. WATERPROOFWT. WEIGHT< ANGLE@ ATØ DIAMETER# POUND OR NUMBERColumn Grid2Window NumberRevision NumberDoor NumberRoom Number01121321301212Interior Elevation Reference Drawing Number21AX.XX4Building Section/Wall SectionReference Drawing NumberReference Drawing NumberMoulding DetailReference Drawing NumberX3AX.XXAX.XXAX.XDetailLevel Line / Floor LineWall Type NumberEl +14'-3"LC1Center Line Point ElevationNew or RequiredABBREVIATIONSSYMBOLS LEGENDGENERAL NOTESARCHITECTURAL NOTES:1. All construction to conform to all current building, electrical, mechanical, and plumbing codes (2019 CBC, CPC CMC, & CEC) and all other state, county, and city ordinances and regulations pertaining thereto including but not limited to the California Green Building StandardsCode.2. Permits: Contractor shall obtain and pay for the General Building, Electrical, Plumbing, and all other permits, etc., required by the governing authorities for the scope limited to only the work in the Architect's Drawings. All other work noted N. I. C. (not in contract) is by others.3. Contractor shall examine and verify existing conditions of the job site. Any discrepancy between drawings and existing conditions shall be recorded & reported with a submittal copy to the Architect for resolution prior to commencement of work.4. The contractor will notify the Architect about any condition requiring a modification or change before proceeding with the work.5. All penetrations of the building envelope shall be fully caulked and sealed unless otherwise noted. Contractor to insure watertight conditions, including but not limited to, all new roofing, doors and windows.6. All dimensions are to the finish face of cased openings, face of finish jamb (doors and windows), etc. Unless otherwise noted.7. Refer to Structural, Mechanical, Electrical, and Plumbing drawings for additional general notes and requirements and coordinate with architectural drawings.8. DO NOT SCALE THE DRAWINGS.9. Verify all dimensions in field.10. Appliances designed to be fixed in position shall be securely fastened in place in accordance with the manufacturer's installation instructions. Supports for appliances shall be designed and constructed to sustain vertical and horizontal loads within the stress limitations specified inthe building code. CMC 303.4 and shall have adequate volume of combustion air per CMC 701.4.11. Use manufacturer's standard detail for all flashing unless otherwise noted.12. Bathtub and shower floors and walls above bathtubs with installed shower heads and in shower compartments shall be finished with a nonabsorbent surface. Such wall surfaces shall extend to a height of not less than 6 feet above the floor. (CRC section R307.2) Materials used asbackers for wall tile in tub and shower areas and wall panels in shower areas shall be of materials listed in Table R702.4.2 (Glass mat gypsum backing panel, Fiber -reinforced gypsum panels, nonasbestos fiber-cement backer board and nonasbestos fiber mat-reinforcedcementitious backer units) (CRC section R702.4.2)13. Where required by the provisions of CBC Section 1704.6.1, 1704.6.2 or 1704.6.3, the owner or the owner's authorized agent shall employ a registered design professional to perform structural observations for general conformance to the approved construction documents. CBC Section 1704.6.14. In combustible construction, fireblocking shall be provided to cut off both vertical and horizontal concealed draft openings and to form an effective fire barrier between stories, and between a top story and the roof space. See CRC R302.11 for required locations.15. Provide 5/8'' type 'x' gyp board at walls and soffit of enclosed usable space under stairs.DEMOLITION1. All areas of demolition shall be reviewed with the Owner to identify any item(s) to be salvaged, stored and /or reinstalled per Owner's instructions unless otherwise expressly noted.2. The contractor shall determine the exact location of all existing utilities before commencing work, and agrees to be fully responsible for any and all damages that may occur by the contractor's failure to exactly locate and preserve any and all underground utilities.3. The contractor is to dispose of demolition debris off site in a legal and ethical manner. Dump fees are to be paid by the contractor. Thoroughly clean and keep entire construction are free of debris and waste material to the satisfaction of the Owner and the Architect.MECHANICAL, ELECTRICAL AND PLUMBING NOTES:1. All utilities (but not limited to the following: gas, electric, water, sewer, etc.) shall be inspected for existing and new capacity and modified as required to meet codes per note #1 above.2. Two or more 20-ampere small-appliance branch circuits shall be provided for all receptacle outlets specified by 210.52(B). CEC 210.11(C)(1)3. At least one additional 20-ampere branch circuit shall be provided to supply the laundry receptacle outlets required by 210.52(F). This circuit shall have no other outlets. CEC 210.11(C)(2)4. Luminaires in clothes closets shall be surface-mounted or recessed incandescent or LED luminaires with completely enclosed light sources, surface mounted or recessed fluorescent luminaires, surface mounted fluorescent or LED luminaires identified as suitable for installationwithin the closet storage space CEC410.16(A). Incandescent luminaires with open or partially enclosed lamps and pendant luminaires or lampholders shall not be permitted. CEC 410.16(B).5. Provide non-removable backflow prevention device on all exterior hose bibbs, and lawn sprinkler/irrigation systems per CPC 603.3.6. Smoke detectors shall be powered by building wiring current with battery backup per CRC 314.6.7. Smoke alarms shall be installed in the following locations: In each sleeping room, outside each separate sleeping area in the immediate vicinity of bedrooms, on each additional story of the dwelling including basements and habitable attics and not including crawl spaces anduninhabitable attics per CRC R314.38. All electrical outlets located on opposite side of rated firewalls shall have a minimum 24" horizontal separation. CBC 709.79. All 125-volt, single phase, 15- and 20-ampere receptacles installed in Bathrooms, Garages, Outdoors, Crawl Spaces, Unfinished portions or areas of the basement not intended as habitable rooms, Kitchens, Sinks - where receptacles are installed within 6ft from the top inside edgeof the bowl of the sink, Boathouses, Bathtubs or shower stalls - where receptacles are installed within 6ft of the outside edge of the bathtub or shower stall and Laundry areas shall have ground-fault circuit-interrupter (GFCI) protection for personnel.. CEC 210.8(A). In theKitchen, a receptacle shall be installed at each wall countertop and work surface that is 12" or wider. Receptacle outlets shall be installed so that no point along the wall line is more than 24 in. measured horizontally from a receptacle outlet in that space CEC 210.52 (C)(1). Atleast one receptacle shall be installed ay each island countertop space with a long dimension of 24 in or greater and a short dimension of 12in or greater CEC 210.52 (C)(2). Countertop spaces separated by rangetops, refrigerators, or sinks shall be considered as separate countertopspaces in applying the requirements of 210.52(C)(1). Receptacle outlets shall be located on or above, but not more than 20 in. above, the countertop or work surface CEC 210.52(C)(5)10. In the kitchen, pantry, breakfast room, dining room or similar area of a dwelling unit, the two or more 20-ampere small-appliance branch circuits required by 210.11(C)(1) shall serve all wall and floor receptacle outlets covered by 210.52(A), all countertop outlets covered by210.52(A), all countertop outlets covered by 210.52(C), and all receptacle outlets for refrigeration equipment 210.52(B)(1). The two or more small-appliance branch circuits specified in 210.52(B)(1) shall have no other outlets 210.52(B)(2). Receptacles installed in a kitchen toserve countertop surfaces shall be supplied by not fewer than two small-appliance branch circuits, either or both of which shall also be permitted to supply receptacle outlets in the same kitchen and in other rooms specified in 210.52(B)(1). Additional small appliance branchcircuits shall be permitted to supply receptacle outlets in the kitchen and other rooms specified in 210.52(B)(1). No small appliance branch circuit shall serve more than one kitchen. CEC 210.52(B)(3).11. Provide adequate volume of combustion air per CMC chapter 7.12. Provide water heater pressure/temperature relief valve with drain to outside of building or other approved location. CPC 608.13. In every kitchen, family room, dining room, living room, parlor, library, den, sunroom, bedroom, recreation room, or similar room or area of dwelling units, receptacle outlets shall be installed in accordance with the general provisions specified in 210.52(A)(1) through (A)(4).Receptacles shall be installed such that no point measured horizontally along the floor line of any wall space is more than 6 ft from a receptacle outlet. A wall space shall include: any space 2ft or more in width and unbroken along the floor line by doorways or similar openings,fireplaces and fixed cabinets that do not have countertops or similar work surfaces, the space occupied by fixed panels in walls excluding sliding panels and the space afforded by fixed room dividers such as free standing bar type counters or railings. CEC 210.52(A)(1) and (2)14. Shower receptors built on site shall be watertight and shall be constucted from approved-type dense, nonabsorbent, and noncorrosive materials. Lining materials shall be pitched 14" per foot to weep holes in the subdrain of a smooth and solidly formed subbase. CPC 408.715. Maintain working clearances per NEC Article 110-16 at all sub-panel locations.16. Any floor drains within the building shall have trap primers and drain to the sewer system (ejector pump).17. No dishwashing machine shall be directly connected to a drainage system or food disposer without the use of an approved air gap fitting on the discharge side of the dishwashing machine. CPC section 807.3.18. All luminaries installed in damp locations shall be marked "Suitable for Wet Locations" or "Suitable for Damp Locations." CEC 410.10(A)20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETPA2021-308
OUTDOORSTO.39 SFGARBAGE86 SFOUTDOORP.R.31 SFOUTDOORSTO.51 SFEXTSTAIR150 SFOUTDOORSTO.45 SFOUTDOORSTO.14 SFOUTDOORSTO.186 SFOUTDOORP.R.15 SFOUTDOORSTO.28 SFCOURTYARD367 SFGARAGE750 SFSHAFT-7 SFLIVING5473 SFGARAGE718 SFCOVEREDPASSAGE304 SFLOGGIA426 SFENTRANCELOGGIA213 SFBALCONY233 SFUNCOVEREDOUTDOORMECH 363 SFBALCONY232 SFBALCONY142 SFLIVINGAREA6034 SFLAYLIGHT-51 SFSTAIR-310 SFELEV-19 SFBALCONY50 SFSTAIR-119 SFUNCOVEREDBALCONY213 SFUNCOVEREDEXTWALKWAY387 SFOUTDOORSTORAGE55 SFLIGHTWELL292 SFLOT SIZE:22,199 sq.ft.BUILDABLE AREA (Lot Area - Setbacks):18,335 sq.ft.MAX. ALLOWABLE FAR (2x Buildable Area): 36,670 sq.ft.PROPOSED FAR:8,522 + 7,709 =16,231 sq.ft.OPEN SPACE - NOT REQUIRED FOR SINGLE FAMILY HOMEMIN. OPEN VOLUME (15% of Buildable Area): 2,750 sq. ft.PROPOSED OPEN VOLUME(buildable area - first floor area):9,813 sq. ft.1ST FLOOR LIVING AREA:1st Floor (including stairs 1+2 and elevator):Total Living: 5,466 sq.ft.1ST FLOOR NON-LIVING AREA:Entrance Loggia and Covered Passage (213+304) 517 sq.ft.Garages (718+750)1,468 sq.ft.Outdoor storage/garbage/mechanical/outdoor P.R. 495 sq.ft.Loggia426 sq.ft.Exterior Stair150 sq.ft.Total Non-Living:3,056 sq.ft.1ST FLOOR TOTAL AREA:8,522 sq.ft.2ND FLOOR LIVING AREA:2nd floor6,034 sq.ft.Total Living:6,034 sq.ft.2ND FLOOR NON-LIVING AREA:Balconies (213+50+142+232+233)870 sq.ft.Outdoor Mechanical363 sq.ft.Outdoor Storage55 sq.ft.Exterior Walkway387 sq.ft.Total Non-Living:1,675 sq.ft.2ND FLOOR TOTAL AREA:7,709 sq.ft.1ST FLOOR LIVING AREA:5,466 sq.ft.2ND FLOOR LIVING AREA:6,034 sq.ft.TOTAL LIVING AREA:11,500 sq.ft.1ST FLOOR TOTAL AREA:8,522 sq.ft.2ND FLOOR TOTAL AREA:7,709 sq.ft.TOTAL AREA:16,231 sq.ft.NOTE:SQUARE FOOTAGE CALCULATIONS ABOVE DO NOT INCLUDETHE SIZE OF AN AREA RESERVED FOR A POTENTIAL FUTURETHIRD FLOOR DECK WHICH IS SHOWN ON SHEET A2.3AS 473 SQ. FT.[SEE ARCH. GUIDELINES SEC C.7.h WHICH ALLOWS 450 SQ FTFOR A THIRD FLOOR DECK FOR A 4,000 SQ FT LOTS]SCALE:3/32"=1'-0"T-31BAYSHORE RESIDENCE - FIRST FLOOR PLANSCALE:3/32"=1'-0"T-32BAYSHORE RESIDENCE - SECOND FLOOR PLANNPROJECTNORTHSQUARE FOOTAGE CALCULATIONS20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETAREACALCULATIONST-3LOT COVERAGESQUARE FOOTAGE:- LOWER FLOOR AREA = 6,667 SQ.FT.- UPPER FLOOR AREA = 3,367 SQ. FT.TOTAL EXISTING RESIDENCE SQUARE FOOTAGE = 10,034 SQ.FT.LOT SIZE SQUARE FOOTAGE: 22,199 SQ.FT.PERCENT OF EXISTING LOT COVERAGE: 6,667 / 22,199 = 30%SCALE: 3/32"=1'-0"T-33EXISTING TWO STORY RESIDENCESCALE:3/32"=1'-0"T-34PROPOSED LOT COVERAGE- LOWER FLOOR AREA (ALL COVERED AREAS) = 8,522 SQ.FT.LOT SIZE SQUARE FOOTAGE: 22,199 SQ.FT.LOT COVERAGE: 8,522 / 22,199 = 38%NPROJECTNORTHNPROJECTNORTHNPROJECTNORTHNON-LIVING AREALIVING AREAUNCOVERED AREAPA2021-308
10.33TW9.91FS10.82TW9.80TW9.82TW9.42FG8.63BRICK TG 8IN8.56BRICK TG 8IN9.75BRICK TG 8IN9.76TC10.32BRICK10.87BRICK11.38BRICK12.27BRICK12.49BRICK12.49BRICK12.46BRICK12.57FS12.59FS12.59FS12.59FS12.58FS12.59FS11.92TC11.78TC10.67TC15.12TW11.37CATV11.08TG11.124IN INV11.09TG11.06FL11.67TC11.14FL11.05FL11.08FL11.71TC11.23TC11.14FL11.28TC11.33TC11.20FL11.10FL11.23TC11.19TC11.06FL11.04FL11.18TC11.81TC11.17FL11.11FL11.21TC11.03FL11.12TC11.164IN INV11.04TG11.05FL11.79FS11.81FS11.81FS11.83FS11.84FS11.88FS11.93FS11.07FL11.18TC11.20TC11.02FL11.66FG12.60FG11.75GAS11.84GAS11.49FG12.70FG12.14FG12.03FG12.83FG15.16TW19.04TW18.94TW11.80FS12.07FG12.30BRICK12.24BRICK12.08BRICK11.63BRICK11.74BRICK11.49FG11.37FS11.80FS12.15FS12.33FS12.34FS12.37GFF12.30FS12.33FS12.41GFF12.37FS12.00FS11.64FS11.35FS11.97FG12.28BRICK12.34BRICK12.15FG12.32FG12.23FG12.34BRICK12.39FS12.34FS11.94FS11.56FS11.31FS17.41TW17.40TW17.40TW17.39TW17.39TW12.30BRICK12.02FG12.33FS11.97FS11.56FS11.27FS11.22FS11.57FS11.94FS12.35FS12.36FS12.38GFF12.35FS12.45FS12.53FS12.19FG12.25BRICK12.11FG12.27CLEANOUT11.94BRICK11.71FG11.54FG11.70BRICK11.46BRICK11.27FG11.24FS11.55BRICK11.43FG11.41MB11.46FG11.44FG14.68TW14.66TW12.10FG11.97FG12.22FG12.49FG14.61TW18.87TW22.38EAVE22.46EAVE22.45EAVE23.17EAVE22.38EAVE19.26TW12.40BRICK12.46CONC12.24FG12.48FS12.57FS12.61BRICK12.50BRICK12.55BRICK12.22FG12.52BRICK12.35FG12.29FG12.50BRICK12.51BRICK12.32FG18.86TW18.88TW11.86FS11.87FS18.84TW18.87TW12.06FG12.41FG18.86TW12.32FG12.16FG18.88TW12.47FG12.26FG12.62FS12.59CLEANOUT12.60FS12.58FS12.57FS12.55BRICK12.59BRICK12.62FS12.60FS22.36EAVE18.86TW18.86TW12.47FG25.57FG13.77THRESH13.69FF13.49FS13.50BRICK13.45STEP13.44STEP13.43STEP13.51BRICK13.03STEP12.62FS12.67BRICK12.62BRICK12.54BRICK12.52BRICK12.48BRICK12.37BRICK12.36BRICK12.44BRICK12.53BRICK12.59BRICK12.60BRICK12.58FS12.58FS12.58BRICK12.60BRICK12.81THRESH12.84THRESH12.83THRESH12.63FS12.63BRICK12.53FG12.42FG12.36FG12.45FG12.52FG12.48FG12.28FG12.45TG 3IN12.53FS12.56FS12.58FS12.55FS12.41FG12.37FG12.41FG12.39FG12.39FG12.49FG12.22FG22.37EAVE22.51EAVE12.53BRICK12.49BRICK12.46BRICK12.46BRICK12.51BRICK12.50BRICK12.50BRICK12.55BRICK12.57BRICK12.65STEP12.64STEP12.93TW12.89TW12.93TW12.97TW12.32FG12.33FG12.33FG12.48FG12.47STEP12.49STEP12.00FS11.35FS10.45FS11.27FS12.04FS12.29FS8.97BRICK9.61BRICK10.34BRICK10.99BRICK11.59BRICK18.44TW23.43GREENHOUSE ROOF23.01GREENHOUSE ROOF23.07GREENHOUSE ROOF12.59FG11.20FG12.52TC12.27TC12.17TC12.06TC11.32TC10.01TC8.96TC8.70TC8.69BRICK TG 8IN8.59BRICK TG 8IN8.56BRICK TG 8IN8.51BRICK TG 8IN9.03BRICK TG 8IN10.45GRASS12.05GRASS11.8210.5910.31GRASS11.8612.17GRASS11.9011.4210.12TW10.08TW10.01TW9.92TW9.91TW9.94TW9.95TW9.86TW10.87TW9.86TW9.93TW9.93TW9.95TW9.99TW10.07TW10.15TW10.20TW8.28SEAWALL8.22FS8.25FS8.24SEAWALL8.14SEAWALL8.16FS8.10FS8.09SEAWALL8.06SEAWALL8.05FS8.00FS8.04SEAWALL7.95SEAWALL8.07BRICK9.48FG9.51FG9.60FG9.56FG9.53FG9.61FG10.26FG10.57FG12.39TW12.44TW9.03FG8.89FG9.06SEAWALL10.24FG11.18FG11.89FG12.05FG7.96DECK8.00DECK8.12DECK8.18DECK8.03DECK8.10DECK8.05DECK E8.05BRICK8.01DECK8.11DECK8.00DECK8.08BRICK7.96FS7.95SEAWALL7.91SEAWALL7.93FS7.92FS7.90SEAWALL7.90SEAWALL7.93FS9.06SEAWALL9.79TW8.82TG9.77TW9.78TW10.32TW10.32TW12.60FS12.62FS12.62FS12.56FS12.83WOOD12.88THRESH12.84FF12.55FS12.57FS12.59FS12.34TG 3IN0.22SAND0.08SAND0.47SAND0.59SAND0.16SAND0.94SAND0.84SAND0.85SAND0.56SAND10.61TW11.07BOX IRRIGATION11.47TW11.23TW11.18FG9.93FG12.29TW13.07TW18.84TW12.28FG12.29FG12.13FG12.24FG11.26TW12.32FG12.23TW18.80TW12.38FG12.3312.19FG12.0312.1311.599.61FG10.52FG11.40FG10.36FG9.35FG10.38TW10.61FS12.56SCO34.34EAVE22.79EAVE9.01FS9.06FS9.08FS8.99FS8.93FG9.06FG9.37FG10.07FG10.46FG25.98EAVE22.74EAVE18.81TW12.51FS12.40FG12.31FG18.85TW19.18TW19.18TW18.82TW18.91TW12.60FS12.48FS12.42TG 3IN12.47FS12.56FS12.58FS12.48TG 3IN12.56FS12.58FS12.62FS12.61FS12.57FSAC12.53WM12.39BRICK11.44WM29.30EAVE25.50EAVETWO STORY BUILDING2676 BAYSHORE DRIVENEWPORT BEACH, CA 92663APN: 049-191-16TWO STORY BUILDING2686 BAYSHORE DRIVETWO STORY BUILDING2672 BAYSHORE DRIVEDETACHEDGARAGEBAYSHORE DRIVE
PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE15
7
.
2
6
'245.13'170.16'N
6
0
°
0
6
'
3
0
"WN06°17'36"WN09°48'48"EL=80.82',R=287.50'Δ=016°06'24"2676 BAYSHORE DRIVEPORTION OF LOT 171, BLOCK 54, IRVINE SUBDIVISION, BK 1, PG 88, M.M.APN: 049-191-16TOPOGRAPHIC MAP
FOR
2676 BAYSHORE DRIVE
NEWPORT BEACH, CA 92663JOB NO.DATESHEET NO.REVISIONS...NO. REVISION DATESHEET NO. OF 15/27/202128052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\21017 2676 Bayshore Dr, NB\DWG\21017.TOPO.dwg1TOPO EXISTING RESIDENCE NO SCALEVICINITY MAPCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGETOPOGRAPHIC MAPLEGENDTOP OF RETAINING WALLGARAGE FINISHED FLOOREDGE OF THRESHOLDTRWGFFTHRESHHARDSCAPESITE ADDRESS: 2676 BAYSHORE DR., NEWPORT BEACHAPN: 049-191-16GENERAL PLAN LAND USE: RS-D SINGLE UNIT RESIDENTIAL DETACHEDZONING DISTRICT: R-1 SINGLE-UNIT RESIDENTIALCOASTAL ZONE: YESSITE DATA:BUILDING WALLTOP OF CURBTCSIDE OF WALLWALLGATEGATEFENCEFENCETILETILETOP OF GRATETGBUILDINGBLDGFLOW LINEEDGE OF CONCRETEFLCONCEDGE OF PAVEMENTEGEDGE OF GRASSGRASSAERIAL TARGETATFINISHED SURFACEFSFINISHED GRADEFGFINISHED FLOORFFSTREET CENTERLINEBOUNDARY LINEFENCEWALLTOP OF WALLTWSURVEY NOTEBOUNDARY SURVEY SHALL BE PERFORMED AND PROPERTY CORNERMONUMENTS SHALL BE SET PRIOR TO PRE-GRADE MEETINGSEWER MANHOLESMHNATURAL GRADENGRIGHT-OF-WAYORANGE COUNTY SURVEY DESIGNATION 3K-24A-82DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARKDISK STAMPED "3K-24A-82", SET IN THE TOP OF A CONCRETE BRIDGE DECK.MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THEINTERSECTION OF PACIFIC COAST HIGHWAY AND NEWPORT BAYCROSSING, 42 FT. SOUTHERLY OF THE CENTERLINE OF PCH AND 37 FT.EASTERLY OF THE WEST END OF THE SOUTHERN GUARD RAIL ALONGBRIDGE. MONUMENT IS SET LEVEL WITH THE SIDEWALK.NAVD88 ELEVATION = 19.353 (LEVELED 2015)BENCHMARK:PROJECT SITE2676 BAYSHORE DR.LAWYERS TITLE COMPANY16755 VON KARMAN AVENUE SUITE 100IRVINE, CA 92606PHONE: (949) 223-5575TITLE OFFICER: TERRI HAUN - SOEMAIL: tu57@ltic.comFILE NO.: 221570560PRELIMINARY TITLE REPORT:PA2021-308
PRELIMINARY GRADING PLAN
FOR PROPOSED RESIDENCE
2676 BAYSHORE DRIVE
NEWPORT BEACH, CA 92663JOB NO.DATESHEET NO.REVISIONS21017NO. REVISION DATESHEET NO. OF 511/30/202128052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\21017 2676 Bayshore Dr, NB\DWG\21017.GRADING.dwg1C1 TITLE SHEET 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.GENERAL NOTESCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGEC1 TITLE SHEETC2 GRADING PLANC3 STORM DRAIN PLANC4 EROSION CONTROL PLANC5 GEOTECHNICAL NOTESSHEET INDEX2676 BAYSHORE DRIVENEWPORT BEACH, CA 92663APN: 049-191-16PRELIMINARY GRADING PLANWILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COMSURVEYOR1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES.27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.NOTES TO OWNER, CONTRACTOR, & ARCHITECT8 BAYSHORE PARTNERSHIP L.P.2676 BAYSHORE DRIVENEWPORT BEACH, CA 92663949.263.1111OWNER1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.GRADING NOTES1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.EROSION CONTROL NOTESSITE ADDRESS: 2676 BAYSHORE DR., NEWPORT BEACHAPN 049-191-16GENERAL PLAN LAND USE: RS-D SINGLE UNIT RESIDENTIAL DETACHEDZONING DISTRICT: R-1 SINGLE-UNIT RESIDENTIALCOSTAL ZONE: YESSITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.CC&R'S1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE 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 ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.PUBLIC WORKS NOTESARCHITECTANDREW SKURMAN ARCHITECTS3654 SACRAMENTO STREETSAN FRANCISCO, CA 94118415.440.4480THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECTENTITLED: PRELIMINARY GEOTECHNICAL INVESTIGATIONPROJECT No.: 72572-00DATED: AUGUST 17, 2021FIRM NAME: GEOFIRMGEOTECHNICAL CERTIFICATIONREFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:GEOFIRM801 GLENNEYRE STREET, SUITE FLAGUNA BEACH, CA 92651949.494.2122PROJECT No.: 72572-00SOILS ENGINEERNOTE:SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.CIVIL ENGINEER/NO SCALEVICINITY MAPPROJECT SITE2676 BAYSHORE DR.PA2021-308
10.33TW9.91FS10.82TW9.80TW9.82TW9.42FG8.63BRICK TG 8IN8.56BRICK TG 8IN9.75BRICK TG 8IN9.76TC10.32BRICK10.87BRICK11.38BRICK12.49BRICK12.46BRICKTC10.67TC15.12TW11.37CATV11.08TG11.124IN INV11.09TG11.06FL11.67TC11.14FL11.05FL11.08FL11.71TC11.23TC11.14FL11.28TC11.33TC11.20FL11.10FL11.23TC11.19TC11.06FL11.04FL11.18TC11.81TC11.17FL11.11FL11.21TC11.03FL11.12TC11.164IN INV11.04TG11.05FL11.79FS11.81FS11.81FS11.83FS11.84FS11.88FSFS11.20TC11.02FL11.66FG12.60FG11.75GAS11.84GAS11.49FG12.70FG12.14FG12.03FG12.83FG15.16TW19.04TW18.94TW11.80FS12.07FG12.30BRICK12.24BRICK12.08BRICK11.63BRICK11.74BRICK11.49FG11.37FS11.80FS12.15FS12.33112.00FS11.64FS11.35FS12.28BRICK12.34BRICK12.15FGFG12BR12.39FS12.34FS11.94FS11.56FS11.31FS17.41TWTW12.30BRICK12.F11.9711.56FS11.27FS11.22FS11.57FS11.94FS12.53FS12.19FG12.2BRIC12.11FG12.27CLEANOU11.94BRICK11.71FG11.54FG11.70BRICK11.46BRICK11.27FG11.24FS11.55BRICK11.43FG11.41MB11.46FG11.44FG14.68TW14.66TW12.10FG11.97FG12.22FG12.49FG14.61TW18.87TW22.46EAVEEAV19.26TW12.46CONC12.24FG12.61BRICK12.50BRICK12.5512.22FG12.5212.35FG12.29FG12.50BRICK12.51BRICK12.32FG18.86TW18.88TW11.86FS11.87FS18.84TW18.87TW12.06FG12.41FG18.86TW12.32FG12.16FG18.88TW12.47FG12.26FG12.55BRICK12.62FS12.60FS18.86TW18.86TW12.47FG25.57FG13.4STE13.03STEP12.62FS12.67BRICK12.62BRICK12.54BRICK12.52BRICK12.48BRICK12.37BRICK12.3612.44BRICK12.53BRICK12.59BRICK12.60ICK12.4F12.45FG22.37EAVE12.53BRICK12.46BRICK12.46BRICK12.51BRICK12.50BRICK12.50BRICK12.55BRICK.57ICK12.89TW12.93TW12.97TW12.32FG12.33FG12.33FG.48FG12.47STEP12.49STEP12.00FS11.35FS10.45FS11.27FS.04FS8.97BRICK9.61BRICK10.34BRICK10.99BRICK11.59BRICK18.44TW23.43GREENHOUSE ROOF23.01GREENHOUSE ROOF23.07GREENHOUSE ROOF12.59FG11.20FG12.52TC12.27TC12.17TC12.06TC11.32TC10.01TC8.96TC8.70TC8.69BRICK TG 8IN8.59BRICK TG 8IN8.56BRICK TG 8IN8.51BRICK TG 8IN9.03BRICK TG 8IN10.45GRASS12.05GRASS11.8210.5910.31GRASS11.86.17ASS11.9011.4210.12TW10.08TW10.01TW9.92TW9.91TW9.94TW9.95TW9.86TW10.87TW9.86TW9.93TW9.93TW9.95TW9.99TW10.07TW10.15TW10.20TW8.28SEAWALL8.22FS8.25FS8.24SEAWALL8.14SEAWALL8.16FS8.10FS8.09SEAWALL8.06SEAWALL8.05FS8.00FS8.04SEAWALL7.95SEAWALL8.07BRICK9.48FG9.51FG9.60FG9.56FG9.53FG9.61FG10.26FG10.57FG12.39TW12.44TW9.03FG8.89FG9.06SEAWALL10.24FG11.18FG11.89FG12.05FG7.96DECK8.00DECK8.12DECK8.18DECK8.03DECK8.10DECK8.05DECK E8.05BRICK8.01DECK8.11DECK8.00DECK8.08BRICK7.96FS7.95SEAWALL7.91SEAWALL7.93FS7.92FS7.90SEAWALL7.90SEAWALL7.93FS9.06SEAWALL9.79TW8.82TG9.77TW9.78TW10.32TW10.32TW12.56FS12.83WOOD12.88THRESH12.84FFFS12.34TG 3IN0.22SAND0.08SAND0.47SAND0.59SAND0.16SAND0.94SAND0.84SAND0.85SAND0.56SAND10.61TW11.07BOX IRRIGATION11.47TW11.23TW11.18FG9.93FG12.29TW13.07TW18.84TW12.28FG12.29FG12.13FG12.24FG11.26TW12.32FG12.23TW18.80TW12.38FG12.3312.0312.1311.599.61FG10.52FG11.40FG10.36FG9.35FG10.38TW10.61FS34.34EAVE22.79EAVE9.01FS9.06FS9.08FS8.99FS8.93FG9.06FG9.37FG10.07FG10.46FG18.81TW12.51FS12.40FG12.31FG18.85TW19.18TW19.18TW18.82TW18.91TW12.60FS12.42TG 3IN12.56FS12.58FS12.48TG 3IN12.56FS12.58FS12.62FS12.57FSAC12.53WM12.39BRICK11.44WMEAVE15
7
.
2
6
'245.13'170.16'N
6
0
°
0
6
'
3
0
"WN06°17'36"WN09°48'48"EL=80.82',R=287.50'Δ=016°06'24"PROPOSED RESIDENCEFF=12.50TOS=12.3312.50FF12.27FS2.8"STEPFF=12.50
BAYSHORE DRIVEEXISTING WALLTO REMAIN;PROTECT IN PLACEEXISTING WALLTO REMAIN;PROTECT IN PLACEEXISTING WALLTO REMAIN;PROTECT IN PLACEEXISTING WALLTO REMAIN;PROTECT IN PLACEEXISTING WALLTO REMAIN;PROTECT IN PLACEEXISTING WALLTO REMAIN;PROTECT IN PLACEEXISTING DOCKTO REMAIN;PROTECT IN PLACE9.40DOCKFS=12.44
3/4" STEP12.50FF12.34FS1.9"STEP12.50FF12.19FS3.7"STEP12.50FF12.00FS6"STEP12.50FF12.04FS5.5"STEP12.50FF12.21FS3.5"STEP12.50FF12.38FS1.5"STEP12.50FF12.00FS6"STEPFF=12.50
FS=11.98
6" STEP
3'3'(11.19)TC(11.05)FL11.71TC(11.04)FL(11.23)TC(11.09)FL11.74TC(11.07)FL(11.81)TC,JOIN(11.71)TC,JOIN12.38GFF12.27FS1.3"STEP12.38GFF12.27FS1.3"STEPGFF=12.38GFF=12.15FS=12.11 GFF=12.38 GFF=12.15FS=12.11(11.24)TC(11.11)FL(11.32)TC(11.19)FLEXISTING CURB &GUTTER TO REMAINEXISTING CURB &GUTTER TO REMAIN1.0%3.2%3.4%3.4%1.0%3.1%3.5%(11.20)TC(11.07)FL12.17FS12.17FS(11.27)TC(11.13)FL3.2%12.27FS12.35GFF12.16FS2.3"STEP12.23FS12.13GFF1.2"STEPPOOLTC=12.5012.50TC12.50TC12.50TC12.50TC2.0%2.0%12.38FS11.88FG12.47FS12.39FS11.76FG1.6%12.30FS12.30FS12.10TG11.38INV12.10TG11.38INV12.20TG11.44INV12.20TG11.44INV2.0%12.33FS12.44FS12.21FS12.00TG11.37INV12.11FS12.21FS2.0%11.99FS12.11FS12.04FS11.93FS11.99FS11.94FS12.00FS2.0%11.86FS11.86FS(18.84)TW10.90TW11.70TG11.25INV11.80TG11.38INV11.80TG10.80INV11.80TG10.60INV11.80TG10.40INV11.80TG10.20INV11.90FL,HP1.0%1.0%11.70TG11.00TG2.0%12.00FS12.21FS11.81FS2.0%1.0%1.0%10.90TW10.90TW10.90TW10.90TW2%2%
2%
2%12.05FS12.05FS11.96FS11.98FS12.11FS12.01FS12.06FS11.70TG11.25INV11.90TG11.38INV11.90TG11.00INV11.80TG10.40INV11.90TG10.60INV11.90TG10.80INV11.80TG10.70INV-IN8.36INV-OUT12.00FL,HP12.00FL,HP1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%3.3%1.0%10.50TG8.50INV11.10TG8.06INV11.45TG8.21INV2.6%10.85FG2.4%2.4%12.20FS12.59FS2.4%12.44FS1
.0%1.0%11.65TG11.65TG10.60TG5%
5%433333333333332222111111111111444466777778998101010101010101010101010101010101010101010101010101010.90FS6" STEPS(3 EACH)10.87FS11.83FS11.73FG12.47FS10.73FG10.73FG10.73FG11.83TW311.83FS11.36FS5.5"STEP11.44TW10.90TW10.90TW12.47FS11.65TG11.65TG1010PROPOSED FIREPITPER LS ARCH. PLAN11GFF=12.15FS=12.1112.27FS11.83TG2.0%
2.0%11.89TG11.89TG11.91FS11.83FS11.83FS,TW11.83TG11.83FS12.40TG10.40INV1012.40TG10.40INV1011.95FL,HP12.00FL,HP1.0%12.07FS1.8%12.44FS11.83FS11.73FG2.0%12.23FS2.0%
2.0%12.49FL,HPGFF=12.15FS=12.1111.99FS11.95FS12.08FS2.0%11.96FS11.91FS12.33FS2.0%12.50FF12.38FS1.5"STEP2.0%12.11FS12.04FS,BOT2.0%12.50FF12.38FS1.5"STEP12.39FS11.89FS6"STEP9.56TG3:
1 3:13:1
3:1
12.38FS11.83FS11.73FG10.73FG9.56TG9.56TG9.56TG9.56TG9.56TG9.56TG10.60TG1010.60TG101.0%9.60FG9.60FG9.60FG9.60FG9.60FG9.60FG1.0%1.0%1.0%1.0%1.0%1.0%11.90FL,HP11.90FL,HP11.90FL,HP1.0%2.0%12.30FG12.30FG12.30FG12.30FG3.5%12.13TG12.13TG782 SFBIOFILTRATIONPLANTER (0" PONDING)543 SFBIOFILTRATIONPLANTER (0" PONDING)205 SFBIOFILTRATIONPLANTER (0" PONDING)12.50TC12.50TC1616161616171717171717171717171711.36FS10.90FS5.5"STEP12.65TS12.65TS12.65TS12.65TS12.65TS12.65TS12.65TS12.65TS12.65TS18181818181818181812.38TG11.94INV10PRELIMINARY GRADING PLAN
FOR PROPOSED RESIDENCE
2676 BAYSHORE DRIVE
NEWPORT BEACH, CA 92663JOB NO.DATESHEET NO.REVISIONS21017NO. REVISION DATESHEET NO. OF 511/30/202128052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
\\Cse\group\Projects\21017 2676 Bayshore Dr, NB\DWG\21017.GRADING.dwg2C2 GRADING PLANCONSTRUCTION NOTESHARDSCAPE PER LANDSCAPE ARCHITECT'S PLAN.DRIVEWAY PER LANDSCAPE ARCHITECT'S PLAN.PLANTER AREA PER LANDSCAPE ARCHITECT'S PLAN.WALL OR FENCE PER LANDSCAPE ARCHITECT'S PLAN.CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3.CONSTRUCT 8" TALL CURB AND GUTTER PER CITY OF NEWPORT BEACH STANDARD PLAN STD 182, TYPE 'A'.CONSTRUCT FLOWLINE PER DETAIL HEREON.IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD-502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD-406-L.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON C3.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON C3.BIORETENTION AREA PER DETAIL ON SHEET C3.4-INCH WIDE NDS TRENCH DRAIN W/LIGHT GRAY GRATE.CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLAN AND PER DETAIL HEREON.1234567891011161718TOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTTOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVTGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFEXISTING GRADEEG EXISTING SPOT ELEVATION( )TOP OF RETAINING WALLTRWTOP OF SLOPETOPTOP OF RAILINGTRTOP OF STEMWALLTSHARDSCAPE PER ARCH. PLANNATURAL GRADENGFL PERPLAN2% MIN.HARDSCAPE/LANDSCAPEPER PLAN2% MIN.FLOWLINE DETAILNO SCALE7ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.***ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.***********PROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6(102.6)PROPOSED WALLBUILDING STEMWALLBIORETENTION AREA PER DETAIL HEREONSTEMWALL/ADJACENT GRADE DETAILNO SCALEFINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR**** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLSSHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALLAND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OFFOOTING (MINIMUM) PER 2016 CRC SECTION R403.1.3.1. REFER TOSTRUCTURAL DRAWINGS FOR DETAILS.********* VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCEDPROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS AREMADE OF NATURAL DURABLE OR PRESERVATIVE-TREATED WOOD INACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFYCIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS*** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRCSECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPESENGINEERING IF THERE ARE ANY CONFLICTS.18PA2021-308
10.33TW9.91FS10.82TW9.80TW9.82TW9.42FG8.63BRICK TG 8IN8.56BRICK TG 8IN9.75BRICK TG 8IN9.76TC10.32BRICK10.87BRICK11.38BRICK12.49BRICK12.46BRICKTC10.67TC15.12TW11.37CATV11.08TG11.124IN INV11.09TG11.06FL11.67TC11.14FL11.05FL11.08FL11.71TC11.23TC11.14FL11.28TC11.33TC11.20FL11.10FL11.23TC11.19TC11.06FL11.04FL11.18TC11.81TC11.17FL11.11FL11.21TC11.03FL11.12TC11.164IN INV11.04TG11.05FL11.79FS11.81FS11.81FS11.83FS11.84FS11.88FSFS11.20TC11.02FL11.66FG12.60FG11.75GAS11.84GAS11.49FG12.70FG12.14FG12.03FG12.83FG15.16TW19.04TW18.94TW11.80FS12.07FG12.30BRICK12.24BRICK12.08BRICK11.63BRICK11.74BRICK11.49FG11.37FS11.80FS12.15FS12.33112.00FS11.64FS11.35FS12.28BRICK12.34BRICK12.15FGFG12BR12.39FS12.34FS11.94FS11.56FS11.31FS17.41TWTW12.30BRICK12.F11.9711.56FS11.27FS11.22FS11.57FS11.94FS12.53FS12.19FG12.2BRIC12.11FG12.27CLEANOU11.94BRICK11.71FG11.54FG11.70BRICK11.46BRICK11.27FG11.24FS11.55BRICK11.43FG11.41MB11.46FG11.44FG14.68TW14.66TW12.10FG11.97FG12.22FG12.49FG14.61TW18.87TW22.46EAVEEAV19.26TW12.46CONC12.24FG12.61BRICK12.50BRICK12.5512.22FG12.5212.35FG12.29FG12.50BRICK12.51BRICK12.32FG18.86TW18.88TW11.86FS11.87FS18.84TW18.87TW12.06FG12.41FG18.86TW12.32FG12.16FG18.88TW12.47FG12.26FG12.55BRICK12.62FS12.60FS18.86TW18.86TW12.47FG25.57FG13.4STE13.03STEP12.62FS12.67BRICK12.62BRICK12.54BRICK12.52BRICK12.48BRICK12.37BRICK12.3612.44BRICK12.53BRICK12.59BRICK12.60ICK12.4F12.45FG22.37EAVE12.53BRICK12.46BRICK12.46BRICK12.51BRICK12.50BRICK12.50BRICK12.55BRICK.57ICK12.89TW12.93TW12.97TW12.32FG12.33FG12.33FG.48FG12.47STEP12.49STEP12.00FS11.35FS10.45FS11.27FS.04FS8.97BRICK9.61BRICK10.34BRICK10.99BRICK11.59BRICK18.44TW23.43GREENHOUSE ROOF23.01GREENHOUSE ROOF23.07GREENHOUSE ROOF12.59FG11.20FG12.52TC12.27TC12.17TC12.06TC11.32TC10.01TC8.96TC8.70TC8.69BRICK TG 8IN8.59BRICK TG 8IN8.56BRICK TG 8IN8.51BRICK TG 8IN9.03BRICK TG 8IN10.45GRASS12.05GRASS11.8210.5910.31GRASS11.86.17ASS11.9011.4210.12TW10.08TW10.01TW9.92TW9.91TW9.94TW9.95TW9.86TW10.87TW9.86TW9.93TW9.93TW9.95TW9.99TW10.07TW10.15TW10.20TW8.28SEAWALL8.22FS8.25FS8.24SEAWALL8.14SEAWALL8.16FS8.10FS8.09SEAWALL8.06SEAWALL8.05FS8.00FS8.04SEAWALL7.95SEAWALL8.07BRICK9.48FG9.51FG9.60FG9.56FG9.53FG9.61FG10.26FG10.57FG12.39TW12.44TW9.03FG8.89FG9.06SEAWALL10.24FG11.18FG11.89FG12.05FG7.96DECK8.00DECK8.12DECK8.18DECK8.03DECK8.10DECK8.05DECK E8.05BRICK8.01DECK8.11DECK8.00DECK8.08BRICK7.96FS7.95SEAWALL7.91SEAWALL7.93FS7.92FS7.90SEAWALL7.90SEAWALL7.93FS9.06SEAWALL9.79TW8.82TG9.77TW9.78TW10.32TW10.32TW12.56FS12.83WOOD12.88THRESH12.84FFFS12.34TG 3IN0.22SAND0.08SAND0.47SAND0.59SAND0.16SAND0.94SAND0.84SAND0.85SAND0.56SAND10.61TW11.07BOX IRRIGATION11.47TW11.23TW11.18FG9.93FG12.29TW13.07TW18.84TW12.28FG12.29FG12.13FG12.24FG11.26TW12.32FG12.23TW18.80TW12.38FG12.3312.0312.1311.599.61FG10.52FG11.40FG10.36FG9.35FG10.38TW10.61FS34.34EAVE22.79EAVE9.01FS9.06FS9.08FS8.99FS8.93FG9.06FG9.37FG10.07FG10.46FG18.81TW12.51FS12.40FG12.31FG18.85TW19.18TW19.18TW18.82TW18.91TW12.60FS12.42TG 3IN12.56FS12.58FS12.48TG 3IN12.56FS12.58FS12.62FS12.57FSAC12.53WM12.39BRICK11.44WMEAVE15
7
.
2
6
'245.13'170.16'N
6
0
°
0
6
'
3
0
"WN06°17'36"WN09°48'48"EL=80.82',R=287.50'Δ=016°06'24"PROPOSED RESIDENCEFF=12.50TOS=12.33BAYSHORE DRIVE 3'3'POOLTC=12.5012.10TG11.38INV12.10TG11.38INV12.20TG11.44INV12.20TG11.44INV12.00TG11.37INV11.70TG11.25INV11.80TG11.38INV11.80TG10.80INV11.80TG10.60INV11.80TG10.40INV11.80TG10.20INV11.77TC11.14INV(11.10)FL11.70TG11.00TG(11.70)TC11.14INV(11.10)FL11.70TG11.25INV11.90TG11.38INV11.90TG11.00INV11.80TG10.40INV11.90TG10.60INV11.90TG10.80INV11.80TG10.70INV-IN8.36INV-OUT10.50TG8.50INV11.10TG8.06INV11.45TG8.21INV11.65TG11.65TG10.60TG8.87INV8.34INV7.98INV-IN8.36INV-IN9.49INV,GBS=0.023S=0.01S=0.01S=0.01S=0.01 S=0.01
S=0.01 S=0.01S=0.01S=0.01S=0.01SUMP PUMP11.27INVS=0.005S=0.011010101010101010101010101010101010101010101012121212121212121210101012121213131314141011.65TG11.65TG101011.83TG11.89TG11.89TG11.83TG12.40TG10.40INV1012.40TG10.40INV109.56TG9.56TG9.56TG9.56TG9.56TG9.56TG9.56TG10.60TG1010.60TG10S=0.011211.71TC11.08INV(11.04)FL14LOW FLOWS=0.005 3" DIA. STORM DRAINPIPE FOR OVERFLOW3" DIA. STORM DRAINPIPE FOR LOW FLOWS12.13TG12.13TG782 SFBIOFILTRATIONPLANTER (0" PONDING)543 SFBIOFILTRATIONPLANTER (0" PONDING)205 SFBIOFILTRATIONPLANTER (0" PONDING)16161616161515151717171717171717171717HIGH FLOWFORCEMAIN11.92INVS=0.005 12.38TG11.94INV10.75INV11.78INV11.79INV,GBLOW FLOWFORCEMAINRIP-RAP AT OUTLETTHROUGH STEPRIP-RAP AT OUTLETTHROUGH STEPRIP-RAP AT OUTLETTHROUGH SLOPES=0.10
11.25INV,N/S8.84INV,E/WCONNECT FORCEMAIN TO SIDE OFSPEE-D BASIN WITH VERTICAL WYEPER CPC; CONSTRUCT CONCRETECOLLAR AROUND SPEE-D BASIN131510PRELIMINARY GRADING PLAN
FOR PROPOSED RESIDENCE
2676 BAYSHORE DRIVE
NEWPORT BEACH, CA 92663JOB NO.DATESHEET NO.REVISIONS21017NO. REVISION DATESHEET NO. OF 511/30/202128052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
\\Cse\group\Projects\21017 2676 Bayshore Dr, NB\DWG\21017.GRADING.dwg3C3 STORM DRAIN PLANCONSTRUCTION NOTESFURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON.FURNISH & INSTALL 4-INCH SCH-40 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.1-1/2" DIA. FORCEMAIN; CONNECT TO PUMP DISCHARGE.CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD-184-L.FURNISH & INSTALL 3-INCH SCH-40 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.BIORETENTION AREA PER DETAIL HEREON.4-INCH WIDE NDS TRENCH DRAIN W/LIGHT GRAY GRATE.1011121314151617TOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTTOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVTGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFPROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6(102.6)EXISTING GRADEEG EXISTING SPOT ELEVATION( )PROPOSED WALLTOP OF RETAINING WALLTRWTOP OF SLOPETOPTOP OF RAILINGTRTOP OF STEMWALLTSBUILDING STEMWALLBIORETENTION AREA PER DETAIL HEREONNATURAL GRADENG4-INCH PVC DOWNSPOUTDRAIN PIPE PER STORM DRAIN PLAN6-INCH ELBOW 1/4 BEND6-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPECLAMPS AROUND RISER PIPE (TYP)PROP. BUILDINGWALLCRUSHED STONEINVERT ELEVATIONDRAIN PIPENDS #101 OR #201 SPEE-D BASINOR APPROVED EQUALNDS #66 - 6" DRAINRISER PIPE (LENGTH AS REQUIRED)OR APPROVED EQUALCOMPACTED SOILSLOPE TO DRAINNDS ATRIUM GRATEOR FLAT GRATESLOPE TO DRAINNDS SPEE-D BASIN DETAILNO SCALE1110DOWNSPOUT CONNECTION DETAILNO SCALE5HARDSCAPE PER ARCH. PLANNOTES:1.SOIL AND VEGETATION TO BE INCORPORATED SHALL BE SELECTED BY THE PROJECT'S LANDSCAPE ARCHITECT.DROUGHT AND FLOOD RESISTANT PLANT SPECIES NATIVE TO SOUTHERN CALIFORNIA SHOULD BE SELECTED WHENPOSSIBLE. SOIL MEDIA SHOULD FACILITATE VIGOROUS PLANT GROWTH AND NOT RESTRICT PERFORMANCEREQUIREMENTS. REFER TO TECHNICAL GUIDANCE DOCUMENT FACT SHEET MISC-1 FOR ADDITIONAL INFORMATION.2.UNIFORM MIX OF SAND AND ORGANIC MATERIAL (COMPOST) MINIMUM INFILTRATION RATE 5" PER HOUR.WIDTH = VARIES6"3" LAYER OFMULCH OR COBBLEPLANTING PERLANDSCAPE PLANPER LANDSCAPE PLAN24"
SEE NOTES 1 & 2WASHED
INF-3: BIORETENTION W/UNDERDRAINSSECTION VIEW | NO SCALEPLANTER BOXELEVATION PERPLANGRAVEL
WATER SURFACEELEVATIONP=0"16PA2021-308
10.33TW9.91FS10.82TW9.80TW9.82TW9.42FG8.63BRICK TG 8IN8.56BRICK TG 8IN9.75BRICK TG 8IN9.76TC10.32BRICK10.87BRICK11.38BRICK12.49BRICK12.46BRICKTC10.67TC15.12TW11.37CATV11.08TG11.124IN INV11.09TG11.06FL11.67TC11.14FL11.05FL11.08FL11.71TC11.23TC11.14FL11.28TC11.33TC11.20FL11.10FL11.23TC11.19TC11.06FL11.04FL11.18TC11.81TC11.17FL11.11FL11.21TC11.03FL11.12TC11.164IN INV11.04TG11.05FL11.79FS11.81FS11.81FS11.83FS11.84FS11.88FSFS11.20TC11.02FL11.66FG12.60FG11.75GAS11.84GAS11.49FG12.70FG12.14FG12.03FG12.83FG15.16TW19.04TW18.94TW11.80FS12.07FG12.30BRICK12.24BRICK12.08BRICK11.63BRICK11.74BRICK11.49FG11.37FS11.80FS12.15FS12.33112.00FS11.64FS11.35FS12.28BRICK12.34BRICK12.15FGFG12BR12.39FS12.34FS11.94FS11.56FS11.31FS17.41TWTW12.30BRICK12.F11.9711.56FS11.27FS11.22FS11.57FS11.94FS12.53FS12.19FG12.2BRIC12.11FG12.27CLEANOU11.94BRICK11.71FG11.54FG11.70BRICK11.46BRICK11.27FG11.24FS11.55BRICK11.43FG11.41MB11.46FG11.44FG14.68TW14.66TW12.10FG11.97FG12.22FG12.49FG14.61TW18.87TW22.46EAVEEAV19.26TW12.46CONC12.24FG12.61BRICK12.50BRICK12.5512.22FG12.5212.35FG12.29FG12.50BRICK12.51BRICK12.32FG18.86TW18.88TW11.86FS11.87FS18.84TW18.87TW12.06FG12.41FG18.86TW12.32FG12.16FG18.88TW12.47FG12.26FG12.55BRICK12.62FS12.60FS18.86TW18.86TW12.47FG25.57FG13.4STE13.03STEP12.62FS12.67BRICK12.62BRICK12.54BRICK12.52BRICK12.48BRICK12.37BRICK12.3612.44BRICK12.53BRICK12.59BRICK12.60ICK12.4F12.45FG22.37EAVE12.53BRICK12.46BRICK12.46BRICK12.51BRICK12.50BRICK12.50BRICK12.55BRICK.57ICK12.89TW12.93TW12.97TW12.32FG12.33FG12.33FG.48FG12.47STEP12.49STEP12.00FS11.35FS10.45FS11.27FS.04FS8.97BRICK9.61BRICK10.34BRICK10.99BRICK11.59BRICK18.44TW23.43GREENHOUSE ROOF23.01GREENHOUSE ROOF23.07GREENHOUSE ROOF12.59FG11.20FG12.52TC12.27TC12.17TC12.06TC11.32TC10.01TC8.96TC8.70TC8.69BRICK TG 8IN8.59BRICK TG 8IN8.56BRICK TG 8IN8.51BRICK TG 8IN9.03BRICK TG 8IN10.45GRASS12.05GRASS11.8210.5910.31GRASS11.86.17ASS11.9011.4210.12TW10.08TW10.01TW9.92TW9.91TW9.94TW9.95TW9.86TW10.87TW9.86TW9.93TW9.93TW9.95TW9.99TW10.07TW10.15TW10.20TW8.28SEAWALL8.22FS8.25FS8.24SEAWALL8.14SEAWALL8.16FS8.10FS8.09SEAWALL8.06SEAWALL8.05FS8.00FS8.04SEAWALL7.95SEAWALL8.07BRICK9.48FG9.51FG9.60FG9.56FG9.53FG9.61FG10.26FG10.57FG12.39TW12.44TW9.03FG8.89FG9.06SEAWALL10.24FG11.18FG11.89FG12.05FG7.96DECK8.00DECK8.12DECK8.18DECK8.03DECK8.10DECK8.05DECK E8.05BRICK8.01DECK8.11DECK8.00DECK8.08BRICK7.96FS7.95SEAWALL7.91SEAWALL7.93FS7.92FS7.90SEAWALL7.90SEAWALL7.93FS9.06SEAWALL9.79TW8.82TG9.77TW9.78TW10.32TW10.32TW12.56FS12.83WOOD12.88THRESH12.84FFFS12.34TG 3IN0.22SAND0.08SAND0.47SAND0.59SAND0.16SAND0.94SAND0.84SAND0.85SAND0.56SAND10.61TW11.07BOX IRRIGATION11.47TW11.23TW11.18FG9.93FG12.29TW13.07TW18.84TW12.28FG12.29FG12.13FG12.24FG11.26TW12.32FG12.23TW18.80TW12.38FG12.3312.0312.1311.599.61FG10.52FG11.40FG10.36FG9.35FG10.38TW10.61FS34.34EAVE22.79EAVE9.01FS9.06FS9.08FS8.99FS8.93FG9.06FG9.37FG10.07FG10.46FG18.81TW12.51FS12.40FG12.31FG18.85TW19.18TW19.18TW18.82TW18.91TW12.60FS12.42TG 3IN12.56FS12.58FS12.48TG 3IN12.56FS12.58FS12.62FS12.57FSAC12.53WM12.39BRICK11.44WMEAVE15
7
.
2
6
'245.13'170.16'N60
°
0
6
'
3
0
"WN06°17'36"WN09°48'48"EL=80.82',R=287.50'Δ=016°06'24"PROPOSED RESIDENCEFF=12.50TOS=12.33BAYSHORE DRIVE
POOLTC=12.50782 SFBIOFILTRATIONPLANTER (0" PONDING)543 SFBIOFILTRATIONPLANTER (0" PONDING)205 SFBIOFILTRATIONPLANTER (0" PONDING)PRELIMINARY GRADING PLAN
FOR PROPOSED RESIDENCE
2676 BAYSHORE DRIVE
NEWPORT BEACH, CA 92663JOB NO.DATESHEET NO.REVISIONS21017NO. REVISION DATESHEET NO. OF 511/30/202128052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
\\Cse\group\Projects\21017 2676 Bayshore Dr, NB\DWG\21017.GRADING.dwg4C4 EROSION CONTROL PLAN1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES:GRAVEL BAG DETAILNO SCALEAEROSION CONTROL CONSTRUCTION NOTESINSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6INLET PROTECTION PER DETAIL HEREONABAREA DRAIN INLET PROJECTIONNO SCALEBAAAAAABBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBPA2021-308
PRELIMINARY GRADING PLAN
FOR PROPOSED RESIDENCE
2676 BAYSHORE DRIVE
NEWPORT BEACH, CA 92663JOB NO.DATESHEET NO.REVISIONS21017NO. REVISION DATESHEET NO. OF 511/30/202128052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\21017 2676 Bayshore Dr, NB\DWG\21017.GRADING.dwg5C5 GEOTECHNICAL NOTES PA2021-308
782 SFBIOFILTRATIONPLANTER (0" PONDING)543 SFBIOFILTRATIONPLANTER (0" PONDING)205 SFBIOFILTRATIONPLANTER (0" PONDING)A-116,978 SF(13,899MP)782 SFBIOFILTRATIONPLANTER (0" PONDING)543 SFBIOFILTRATIONPLANTER (0" PONDING)205 SFBIOFILTRATIONPLANTER (0" PONDING)PROPOSED RESIDENCEPROJECT: 21017 | DATE: NOVEMBER 30, 2021WATER QUALITY MANAGEMENT PLAN FOR2676 BAYSHORE DRIVE, NEWPORT BEACHLEGENDSUB-AREA DELINEATIONBIORETENTION AREALANDSCAPE AREASUB-AREA DESIGNATIONSUB-AREA SQUARE FOOTAGEA-52,786 SF(1,786 IMP)IMPERVIOUS AREASUB-AREA IMPERVIOUS SQUARE FOOTAGENOTES:1.SOIL AND VEGETATION TO BE INCORPORATED SHALL BE SELECTED BY THE PROJECT'S LANDSCAPE ARCHITECT.DROUGHT AND FLOOD RESISTANT PLANT SPECIES NATIVE TO SOUTHERN CALIFORNIA SHOULD BE SELECTED WHENPOSSIBLE. SOIL MEDIA SHOULD FACILITATE VIGOROUS PLANT GROWTH AND NOT RESTRICT PERFORMANCEREQUIREMENTS. REFER TO TECHNICAL GUIDANCE DOCUMENT FACT SHEET MISC-1 FOR ADDITIONAL INFORMATION.2.UNIFORM MIX OF SAND AND ORGANIC MATERIAL (COMPOST) MINIMUM INFILTRATION RATE 5" PER HOUR.WIDTH = VARIES6"3" LAYER OFMULCH OR COBBLEPLANTING PERLANDSCAPE PLANPER LANDSCAPE PLAN24"
SEE NOTES 1 & 2WASHED
INF-3: BIORETENTION W/UNDERDRAINSSECTION VIEW | NO SCALEPLANTER BOXELEVATION PERPLANGRAVEL
WATER SURFACEELEVATIONP=0"PA2021-308
PA2021-308
PA2021-308
PA2021-308
PA2021-308
2676 Bayshore DriveLANDSCAPE ARCHITECTWilliam Simpson & Associates, INC.28052 Camino Capistrano, Suite 213Laguna Nigel, CA 92677P l 949.464.8115Contact: Will RolphCivilscapes Engineering, INC.CIVIL ENGINEER2676 Bayshore DriveNewport Beach, CA 92663P l 949.263.1111EPTDESIGNOWNER8 Bayshore Partnership L.P.STRUCTURAL ENGINEER23 Orchard Road, Suite 250Lake Forest, CA 92630P l 949.206.9929 EXT 400Contact: Masoud Jafari, S.E.234 North El Molino Ave, Suite 100Pasadena, CA 91101T l 626.795.2008Contact: Nord Eriksson962 Glenneyre StreetLaguna Beach, CA 92651P l 949.494.8343 ex107Contact: Sheldon HarteHarte Brownlee & Associates, INC.INTERIOR DESIGNERAdaptive Resource GroupLIGHTING DESIGNER6415 N. Business Park Loop Rd., Suite KPark City, Utah 84098P l |435.602.5800Contact: Glenn Johnson1 of 52 of 53 of 54 of 55 of 5T0.00L1.01L2.00L2.01L3.01DESCRIPTIONSHEET IDSHEET NO.ARCHITECTAndrew Skurman Architects3654 Sacramento StreetSan Francisco, CA 94118P l 415.440.4480Contact: Suzette SmithTitle SheetConstruction PlanMaster Irrigation Legend, Notes & MWELOIrrigation PlanPlanting PlanTitle SheetT0.00These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Plan Control: Construction Docs.DateByJob NumberDesign StaffProject ManagerPrincipalClient8 Bayshore Partnership L.P.2676 Bayshore DriveNewport Beach, CA 92663T 949.263.1111E21-018ECNEEC1st City Sub. XX Month 2016 2676 Bayshore DriveNewport Beach, California2676 Bayshore Dr.Park Design Case Number: 00000000 - PPDApproved Park Plan Number: 0000000 - PPPPlayground Plan Number: 00000000 - PPA--RevisionsCDP Submittal EC 12/20/2021
R
EGRE
SE
IST
RASignature10/31/23Expiration DateDANDLEPCSAETCA CITHINTATRCDateOFEOIFAL NORD
E
RI
KSSONNo.285812/17/21Bldg Dept Submittal EC 12/20/2021GENERAL CONTRACTORPMR Construction145 West Main Street, Suite 200Tustin, CA 92780P l 714.754.4111Contact: Chris Miller5741 Palmer WayCarlsbad, CA 92010P l 760.438.3155Contact: David Skelly, MS, P.E.GEOSOILS, INC.SOILS ENGINEERPRO Engineering Consulting, INC.TITLE 24 + MECHANICAL1057 Sycamore AveVista, CA 92081P l | 858.240.4336Contact: Ramin Parsi, EPE28161 Casitas CT.Laguna Nigel, CA 92677P l 714.717.7542Contact: Plamen Petrov, P.E.PMA Consulting, INC.SEAWALL ENGINEER2676 Bayshore Drive Newport Beach, CA 92663LANDSCAPE DOCUMENTATION PACKAGEPROJECT SITENTSREGRESEISTRASignature10/31/23Expiration DateDANDLEPCSAETCA CITHINTATRCDateOFEOIFAL NORDERIKSSONNo.285812/17/21PA2021-308
10'-0"4'-0"4'-0"2'-0"8"FLUSH80'-7"7'-9"10'-8"3'-1"34'-11"3'-1"10'-8"10'-4"20'-1"6'-0"TYP.16'
-
0
"
4'-
0
"18'-4"5'-0"
5'-0"
5'-0"5'-0"2'-0"1'-0"1'-0"Construction PlanL1.01These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Plan Control: Construction Docs.DateByJob NumberDesign StaffProject ManagerPrincipalClient8 Bayshore Partnership L.P.2676 Bayshore DriveNewport Beach, CA 92663T 949.263.1111E21-018ECNEEC1st City Sub. XX Month 2016 2676 Bayshore DriveNewport Beach, California2676 Bayshore Dr.Park Design Case Number: 00000000 - PPDApproved Park Plan Number: 0000000 - PPPPlayground Plan Number: 00000000 - PPA--RevisionsCDP Submittal EC 12/20/2021
R
E
GRE
SE
IST
RASignature10/31/23Expiration DateDANDLEPCSAETCA CITHINTATRCDateOFEOIFAL NORD
E
R
I
KSSONNo.285812/17/21Bldg Dept Submittal EC 12/20/202102 4816 FeetScale: 1/8" = 1'-0"PAPAPAPAPAPAPATURFPROPERTY LINEPROPERTY LINEP
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
RESIDENCEBAYSHORE DRIVE
WALL & FENCE LEGENDSITE AMENITIES LEGENDFOR MATERIALS, COLORS, FINISHES AND MODELS, SEE MASTERCONSTRUCTION LEGEND, SHEET L1.XXP-1PAVING LEGENDP-1P-2DESCRIPTIONDETAILITEMDRIVEWAY - CHARCOAL GREY COBBLEP-3P-4P-7P-8SA-1SA-2SA-3SA-4DETAIL BSHEET L1.51DETAIL ASHEET L1.51DETAIL CSHEET L1.51DETAIL DSHEET L1.51DETAIL HSHEET L1.52DETAIL HSHEET L1.51DETAIL RSHEET L1.52DETAIL PSHEET L1.52PER ARCHDETAIL TSHEET L1.52DRIVEWAY - LIMESTONE PAVINGLIMESTONE PAVINGLIMESTONE STEPPER ON SLABLIMESTONE COPINGRECIRCULATING WATER WALL @ENTRYRECIRCULATING WATER FEATURE @ENTRY COURTYARDOUTDOOR BBQ GRILL ANDCOUNTERTOP @ SIDE YARDFIRE PITLIMESTONE STAIRS @ DOCK RAMPGATE LEGENDG-1DETAIL SSHEET L1.516' HT. POOL ENCLOSURE GATE @EAST SIDE YARDRAILING LEGENDR-1DETAIL NSHEET L1.5142" HT. CLEAR GLASS GUARDRAIL @SEA WALLR-2DETAIL HSHEET L1.51STAIR HANDRAIL @ DOCK RAMPP-9DETAIL ESHEET L1.51SYNTHETIC TURF BANDSW-1DETAIL QSHEET L1.51GARDEN WALLG-2DETAIL TSHEET L1.516' HT. POOL ENCLOSURE GATE @WEST SIDEYARDW-2DETAIL OSHEET L1.51GARDEN WALL W/ GLASS RAILINGP-10DETAIL FSHEET L1.51LIMESTONE/ LAWN STAIRSP-11DETAIL GSHEET L1.51LIMESTONE RAMPPASETBACKSETBACKPLANTING AREAEXISTING UTILITY - PROTECT IN PLACECENTER LINECLTYPICALFACE OF BUILDINGREFERENCE LEGEND12345PATYP.F.O.B.EXISTING AREA DRAIN - PROTECT IN PLACEEXISTING CURB AND GUTTER - PROTECT IN PLACESEAWALL PER ENGINEER'S PLANEXISTING DOCK - PROTECT IN PLACE6LANDSCAPE HEADER - REFER TO L3.01724" FRONT YARD SET BACK ZONE BOUNDARY LINESETBACK 2323P-3SA-2P-3SA-1SA-1P-1P-1P-3P-2P-3SA-3P-3P-3P-3P-3R-1P-45W-1R-1P-101G-2G-1P-9W-2PAPASA-7NOTE: ALL EQUIPMENT TO MEET NEWPORTBEACH ZONING CODE, TITLE 20 - PROPERTYDEVELOPMENT STANDARDS SECTION20.30.080 - NOISEPAPAPAPAPAPAP-3P-4SA-6SA-5W-2P-7EXISTING MASONRY WALL TOREMAIN, NEW PLASTER FINISHTO MATCH ARCHITECTUREEXISTING MASONRY WALL TOREMAIN, NEW PLASTER FINISHTO MATCH ARCHITECTUREEXISTING MASONRY WALL WITH GLASSRAIL TO REMAIN, NEW PLASTER FINISHTO MATCH ARCHITECTUREEXISTING MASONRY WALL TOREMAIN, NEW PLASTER FINISHTO MATCH ARCHITECTUREPAPAPAPAPAR-144SA-6SA-7SA-5DETAIL JSHEET L1.52POOLDETAIL JSHEET L1.5236" HT. MAILBOXDETAIL RSHEET L1.51SPAPAVING LEGEND- CONTINUEDP-11P-8SA-4PA77PA2021-308
Master IrrigationLegend, Notes &MWELO WorksheetL2.00These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Plan Control: Construction Docs.DateByJob NumberDesign StaffProject ManagerPrincipalClient8 Bayshore Partnership L.P.2676 Bayshore DriveNewport Beach, CA 92663T 949.263.1111E21-018ECNEEC1st City Sub. XX Month 2016 2676 Bayshore DriveNewport Beach, California2676 Bayshore Dr.Park Design Case Number: 00000000 - PPDApproved Park Plan Number: 0000000 - PPPPlayground Plan Number: 00000000 - PPA--RevisionsCDP Submittal EC 12/20/2021
R
E
GRE
SE
IST
RASignature10/31/23Expiration DateDANDLEPCSAETCA CITHINTATRCDateOFEOIFAL NORD
E
R
I
KSSONNo.285812/17/21Bldg Dept Submittal EC 12/20/2021IRRIGATION VALVE CALLOUT:Line Size 2 1/2"and smaller.3300 - 2" Normally OpenMaster Valve33-DNP - 3/4" Quick Coupler ValvePESB-R PRS-DRSD-BEx - Rain SensorESP-LXME-FS-MP orWeatherTRAK PRO3MainlineLateral LinePVC SleevesLATERAL LINE SIZING CHARTExisting MainlineSuperiorNibcoRainBirdRainBirdRainBirdRainBirdTFSBTRPTPVC SCH. 40 IPS purple pipe - sleeves shall be installed for any mainline, lateral, orwires crossing under hardscape per irrigation construction notes. Size to be twotimes the pipe diameter or wire bundle.Protect in place.Irrigation controller assembly with flow sensing and ET capability located perirrigation plans. See irrigation construction notes for more information.Rain Sensor. Verify location in field.Remote control valve, angle flow pattern, purple colored flow control handle, size perplan. Install in purple rectangle Carson Valve Box.Quick coupler valve with purple locking rubber cover.Install in purple round Carson Valve Box per detail.Size per plan. Install per detail. See irrigation construction notes for additionalinformation and model numbers.Master Valve to be installed in rectangle valve box adjacent to flow sensor.For mainline sizes 3" and larger, use Nibco F-619-SON, epoxy coated. Assemblewith stainless steel hardware. Install in a 10" round valve box.Remote control valve kit with pressure regulating basket filter. Install in purplerectangle Carson Valve Box per detail.RainBirdXCZ-PRB-100-COMT-111 Gate Valve - - up to 25 GPMXCZ-PRB-150-COM - up to 35 GPMIrrigation Mainline - Reclaimed water purple pipe.PVC SCH. 40 IPS for mainline sizes 1" to 2"PVC Class 315 IPS for mainline sizes 2 1/2" and largerSleeve mainline per notes and details.Lateral Pipe - Reclaimed water purple pipe.Minimum pipe size shall be 3/4" - size laterals per plan.PVC SCH. 40 IPS for sizes 3/4" to 2 1/2"PVC Class 315 IPS for sizes 3" and largerDOMESTIC WATER POINT OF CONNECTIONEQUIPMENT SIZES:POC = WATER METERWM = WATER METERBS = BASKET STRAINERMV = MASTER VALVEFS = FLOW SENSORPLANT MATERIALABBREVIATIONS:MVFSRBS MV FSCONTROLLERP.O.C.WMDOMESTIC WATER METER LOCATIONNOTE # ON SHEET SEE IRRIGATION CONSTRUCTION X-XXXXStation No.GPMValve SizePlant TypeRWS-B-C-1402 (.50 GPM)1402 on 1802 w/ PA-80RainBird RainBird TLSOV - Manual Flush ValveDrip ConnectorBubbler in Sleeve with GrateFlood Bubbler on 2" pop-up Spray Head30 .50- - -30 .50- - --/L2.xx-/L2.xx-/L2.xx-NetafimNetafim0.6 GPH Flow Rate30-/L2.xxIrrigation Dripline -Techline CV Dripline TLCV6-18Space lateral rows at 18".Dripper spacing at 18".Install 3" min - 6" max below grade per specifications.Application rate: 0.43 in/hr. Time to apply 1/4": 36 minutes.--/L2.xx40--/L2.xx-40--.401.47.7415'-19'MP2000-360 on PRO-06-PRS40-CVMP2000-90 on PRO-06-PRS40-CVHunterHunter15'-19'06" Pop-Up Turf Rotary Nozzle06" Pop-Up Turf Rotary Nozzle--Netafim(Shrub)IRRIGATION LEGENDDESCRIPTIONPSIF H QA@180°DETAILFLOW RATE IN GPMSYMBOLMODEL NO. WITH NOZZLE SIZE & TYPERAD.F H Q AMANF.Install per manufacturers specifications.Flow HDWeatherTRAKNOTE:THE LATERAL SIZEBETWEEN TWOIDENTICAL TICK MARKSSHALL BE SIZED THESAME. MINIMUM PIPESIZE IS 3/4".ExistingMProtect in place-1812-SAM-PRS 5'-H, QRainBird 5'12" Pop-Up Shrub Spray Head30 1.5- - --/L2.xx1. Pre-job/kick-off meeting with contractor, general contractor, and irrigation designer.2. Mainline, basket strainers, master valves, flow sensors, booster pump installation and operation, installation review prior to backfillingtrenches, irrigation mainline pressure test, etc.3. Finalizing the location for the controller assemblies - landscape contractor shall coordinate with the irrigation designer to verifyconnection of flow sensors and associated equipment to each controller assembly and for certification/warranty of equipment.4. Irrigation coverage test - a dynamic pressure test shall be performed by the landscape contractor and shall be observed by the owner(or the owner's representative) and the irrigation designer for each valve during the irrigation coverage test.The landscape contractor shall schedule an irrigation site observation by the irrigation designer, and/or the owner's representative, which shallnot occur without at least 48 hours prior notification. The following items shall be reviewed:OBSERVATION SCHEDULING1. The irrigation contractor shall be responsible for familiarizing themselves with all differences in grade, location of seatwalls, location ofretaining walls, etc. The contractor shall be responsible for coordinating all irrigation work with the general contractor, electricalcontractor, and all other subcontractors for the location and the installation of irrigation related sleeves through walls, structures, underroadways, paving, etc.2. The irrigation design presented in these documents is intended to be diagrammatic. All irrigation equipment, piping and valve locations,etc. shown within paved areas are for design clarification and shall only be installed in planting areas. Irrigation contractor shall install allremote control valves, quick couplers, and gate valves, in shrub planting areas or as approved by owner's representative & the landscapeirrigation designer. Avoid any conflicts between the sprinkler system, planting and architectural features.3. The irrigation system design is based upon the minimum operating pressure and the maximum flow demand shown on the irrigationdrawings at each point of connection. The irrigation contractor shall verify water pressure prior to construction. Any difference betweenthe water pressure indicated on the drawings and the actual pressure reading at the irrigation point of connection shall be immediatelyreported in writing to the owner's authorized representative. If the pressure differences are not immediately reported prior to beginningconstruction, the irrigation contractor shall assume full responsibility for all revisions to the irrigation system deemed necessary by theowner's representative and all costs associated with those revisions.4. When it is apparent to the landscape contractor in the field that obstructions, grade differences, or differences in the calculated areadimensions exist that may have not been considered in the design of the system, the irrigation contractor shall not willfully install theirrigation system as indicated on the construction drawings. The owner's authorized representative shall be notified in writing of any suchobstructions or differences prior to beginning any irrigation installation. If notification is not received prior to beginning installation, theirrigation contractor shall assume full responsibility for all revisions to the irrigation system as deemed necessary by owner'srepresentative and all costs associated with those revisions.5. The irrigation contractor shall be responsible for installing all control wire sleeving of sufficient size, under all paved areas in addition tothe control wire sleeving shown on the drawings.6. All piping and equipment shall be installed per the irrigation details. Teflon tape or Teflon pipe dope shall be applied to all male PVC pipethreads on all irrigation valve assemblies.7. All pop-up style irrigation heads located in in shrub or groundcover areas shall be installed so the top of the irrigation head is 1" abovefinish grade.8. All pop-up style irrigation heads to be located in turf areas shall initially be installed so the top of the irrigation heads are flush with theadjacent sidewalk or curb. Within 10 days of being notified by the owner's representative, the irrigation contractor shall be responsible foradjusting all turf irrigation heads so the top of the irrigation head is 1/2" above finish grade.9. The irrigation contractor shall be responsible for flushing and adjusting all irrigation heads for optimum performance and to prevent overspray onto areas not intended for irrigation. This shall include selecting the proper the arc pattern, adjusting the spray radius of theirrigation head with PRS screens and/or also throttling the flow control at each valve to obtain the optimum operating pressure for eachsystem.10. The irrigation contractor shall be responsible for adjusting the pressure regulator on each electric control valve so the irrigation headfarthest and highest in elevation from its associated control valve functions within the operating pressure shown on the irrigation legend(not to exceed 5 PSI above the indicated operating pressure).11. When installing Rain Bird 1800 series nozzles that require arc patterns other than the standard arc patterns (e.g., 360°, 180°, and 90°),the contractor shall use the appropriate fixed arc pattern (e.g. 120°, 240°, 270°). The contractor shall use Rain Bird variable arc nozzles(VAN) when installing irrigation heads using Rain Bird 1800 series nozzles only when required pattern is not one of the fixed arc patterns.Select the radius of VAN nozzles to match site conditions. For example: use 8-VAN where an 8 foot radius is required or a 12-VANwhere a 12 foot radius is required.12. The irrigation contractor shall be responsible for making field adjustments to the irrigation system by installing a quarter circle or halfcircle sprinkler head on each side of any vertical element (props, street lights, trees, etc.) which prevents proper coverage by interferingwith the spray pattern of the irrigation head. All adjustments shall be made at no additional costs to the owner.13. Drainage of irrigation water through spray head will not be allowed. Rain Bird SAM feature shall be used to prevent spray head drainage.During construction, the contractor shall change spray bodies from Rain Bird 1800-PRS to 1800-SAM-PRS for spray heads showingsigns of draining after the irrigation system has operated from an ON to OFF position. Installation of Rain Bird SAM feature shall beincluded in the Bid Price of the irrigation system.14. The irrigation contractor shall be responsible for making the final connection between the power source and the automatic controller. 120volt electrical power source shall be provided by others at the automatic controller location.15. Adhesives, sealants and caulks shall meet local or regional air pollution control or South Coast AQMD rule 1168 VOC and statewideVOC standards.16. Contractor shall verify exterior mounted rain sensor location and provide wiring between rain sensor and controller.GENERAL IRRIGATION NOTESA7A7A9A7A7A13A7A7A8A7A7A5A7A5A3A3A3A1A1A1A1A3A3A9A13RESIDENCEBAYSHORE DRIVE PROPERTY LINEPROPERTY LINEP
R
O
P
E
R
T
Y
L
I
N
E
3"2-1/2"2"1-1/2"1-1/41"3/4"3" 3" 3"4" 4" 4"6"3"25-404"41-482-1/2"17-242" MIN.0-161. Sleeves are required for all irrigation pipe and control wire conduit under paving(typical). Refer to Irrigation Sleeve Sizes and Control Wire Conduit Charts forappropriate sleeve and conduit sizing.2. For drawing clarity, not all irrigation sleeves are sized but shall be installed andincluded as part of the contractor's bid. Also, for drawing clarity, not all conduits andirrigation sleeves are shown. Contractor is responsible for installation for sleevesand conduits of appropriate size under all paved areas as well as all sleeve pipesand conduits that are shown on the drawings.3. The irrigation contractor shall be responsible for familiarizing themselves with alldifferences in grade, location of seatwalls, location of retaining walls, etc. Thecontractor shall be responsible for coordinating all irrigation work with the generalcontractor, electrical contractor, and all other subcontractors for the location and theinstallation of irrigation related sleeves through walls, structures, under roadways,paving, etc.The irrigation design presented in these documents is intended to be diagrammatic. Allirrigation equipment, piping and valve locations, etc. shown within paved areas are fordesign clarification and shall only be installed in planting areas. Irrigation Contractor shallinstall all remote control valves, quick couplers, and gate valves, in shrub planting areasor as approved by owner's representative & the landscape irrigation designer. Avoid anyconflicts between the sprinkler system, planting and architectural features.1. All irrigation equipment, piping and valve locations, etc. shown withinpaved areas are for design clarification and shall only be installed inplanting areas (typical).2. Locations of automatic controller, backflow preventer, master valve, andflow sensor are approximate. Owner's representative shall determinefinal and precise positioning of above grade installation of irrigationequipment. Contractor to stake out all above grade irrigation equipmentlocations for review by owner's representative. Owner approval to beobtained prior to installation. Contractor shall provide minoradjustments of above grade irrigation equipment locations at noadditional cost to the owner. If owner approval is not received prior tobeginning installation, the irrigation contractor shall assume fullresponsibility for all revisions to the equipment locations as deemednecessary by owner's representative and all costs associated with thoserevisions.3. Locations of remote control valves and gate valves are approximate.Owner's representative shall determine final and precise positioning ofabove grade installation of remote control valves and gate valves.Contractor to stake out all remote control valve and gate valve locationsfor review by owner's representative. Owner approval to be obtainedprior to installation. See irrigation details for additional installationinformation. Contractor shall provide minor adjustments of remotecontrol valve and gate valve locations at no additional cost to the owner.If owner approval is not received prior to beginning installation, theirrigation contractor shall assume full responsibility for all revisions tothe remote control valve and gate valve locations as deemed necessaryby owner's representative and all costs associated with those revisions.EQUIPMENT LOCATION NOTEHYDROZONE LEGENDSYMBOL DESCRIPTION Med Water Use Plants (Drip)A1A2-Med Water Use Tree (Spray)Med Water Use Plants (Drip)A3A4-Med Water Use Tree (Bubbler)Med Water Use Plants (Drip)A5A6-Med Water Use Tree (Spray)Low Water Use Plants (Drip)A7Medium Water Use Turf (Spray)A8Med Water Use Plants (Drip)A9A10-Low Water Use Tree (Spray)A11-Med Water Use Tree (Spray)A12-Low Water Use Tree (Bubbler)Pool & Water FeaturesA13PA2021-308
RAIrrigation PlanL2.01These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Plan Control: Construction Docs.DateByJob NumberDesign StaffProject ManagerPrincipalClient8 Bayshore Partnership L.P.2676 Bayshore DriveNewport Beach, CA 92663T 949.263.1111E21-018ECNEEC1st City Sub. XX Month 2016 2676 Bayshore DriveNewport Beach, California2676 Bayshore Dr.Park Design Case Number: 00000000 - PPDApproved Park Plan Number: 0000000 - PPPPlayground Plan Number: 00000000 - PPA--RevisionsCDP Submittal EC 12/20/2021
R
E
GRE
SE
IST
RASignature10/31/23Expiration DateDANDLEPCSAETCA CITHINTATRCDateOFEOIFAL NORD
E
R
I
KSSONNo.285812/17/21Bldg Dept Submittal EC 12/20/202102 4816 FeetScale: 1/8" = 1'-0"PROPERTY LINEP
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
RESIDENCEBAYSHORE DRIVE
POOLSPAIRRIGATION VALVE CALLOUT:Line Size 2 1/2"and smaller.3300 - 2" Normally OpenMaster Valve33-DNP - 3/4" Quick Coupler ValvePESB-R PRS-DRSD-BEx - Rain SensorESP-LXME-FS-MP orWeatherTRAK PRO3MainlineLateral LinePVC SleevesLATERAL LINE SIZING CHARTExisting MainlineSuperiorNibcoRainBirdRainBirdRainBirdRainBirdRainBirdXCZ-PRB-100-COMT-111 Gate Valve - - up to 25 GPMXCZ-PRB-150-COM - up to 35 GPMMVFSRX-XXXXStation No.GPMValve SizePlant TypeRWS-B-C-1402 (.50 GPM)1402 on 1802 w/ PA-80RainBird RainBird TLSOV - Manual Flush ValveDrip ConnectorNetafimNetafimIrrigation Dripline -Techline CV Dripline TLCV6-1815'-19'MP2000-360 on PRO-06-PRS40-CVMP2000-90 on PRO-06-PRS40-CVHunterHunter15'-19'--Netafim(Shrub)IRRIGATION LEGENDSYMBOLMODEL NO. WITH NOZZLE SIZE & TYPERAD.F H Q AMANF.Flow HDWeatherTRAKNOTE:THE LATERAL SIZEBETWEEN TWOIDENTICAL TICK MARKSSHALL BE SIZED THESAME. MINIMUM PIPESIZE IS 3/4".ExistingM1812-SAM-PRS 5'-H, QRainBird 5'3"2-1/2"2"1-1/2"1-1/41"3/4"3" 3" 3" 4" 4" 4" 6"3"25-404"41-482-1/2"17-242" MIN.0-161. Sleeves are required for all irrigation pipe and control wire conduit under paving(typical). Refer to Irrigation Sleeve Sizes and Control Wire Conduit Charts forappropriate sleeve and conduit sizing.2. For drawing clarity, not all irrigation sleeves are sized but shall be installed andincluded as part of the contractor's bid. Also, for drawing clarity, not all conduits andirrigation sleeves are shown. Contractor is responsible for installation for sleevesand conduits of appropriate size under all paved areas as well as all sleeve pipesand conduits that are shown on the drawings.3. The irrigation contractor shall be responsible for familiarizing themselves with alldifferences in grade, location of seatwalls, location of retaining walls, etc. Thecontractor shall be responsible for coordinating all irrigation work with the generalcontractor, electrical contractor, and all other subcontractors for the location and theinstallation of irrigation related sleeves through walls, structures, under roadways,paving, etc.The irrigation design presented in these documents is intended to be diagrammatic. Allirrigation equipment, piping and valve locations, etc. shown within paved areas are fordesign clarification and shall only be installed in planting areas. Irrigation Contractor shallinstall all remote control valves, quick couplers, and gate valves, in shrub planting areasor as approved by owner's representative & the landscape irrigation designer. Avoid anyconflicts between the sprinkler system, planting and architectural features.SB11"A1TR151A2EXISTING WATER METERCONTRACTOR TO FIELDVERIFY LOCATION ANDCONNECT TO DOMESTICWATER LINE.TFSBTRPTDOMESTIC WATER POINT OF CONNECTIONEQUIPMENT SIZES:POC = WATER METERWM = WATER METERBS = BASKET STRAINERMV = MASTER VALVEFS = FLOW SENSORPLANT MATERIALABBREVIATIONS:BS MV FSCONTROLLERP.O.C.WMDOMESTIC WATER METER LOCATIONNOTE # ON SHEET SEE IRRIGATION CONSTRUCTION SB31"A3TR11"A4SB11"A5SB51"A7TF61"A8TR91"A6BF MVCONTROLLERP.O.C.DOMESTIC WATER METER LOCATIONNOTE # ON SHEET SEE IRRIGATION CONSTRUCTION L2.501A2"1 1/2"A1. All irrigation equipment, piping and valve locations, etc. shown withinpaved areas are for design clarification and shall only be installed inplanting areas (typical).2. Locations of automatic controller, backflow preventer, master valve, andflow sensor are approximate. Owner's representative shall determinefinal and precise positioning of above grade installation of irrigationequipment. Contractor to stake out all above grade irrigation equipmentlocations for review by owner's representative. Owner approval to beobtained prior to installation. Contractor shall provide minoradjustments of above grade irrigation equipment locations at noadditional cost to the owner. If owner approval is not received prior tobeginning installation, the irrigation contractor shall assume fullresponsibility for all revisions to the equipment locations as deemednecessary by owner's representative and all costs associated with thoserevisions.3. Locations of remote control valves and gate valves are approximate.Owner's representative shall determine final and precise positioning ofabove grade installation of remote control valves and gate valves.Contractor to stake out all remote control valve and gate valve locationsfor review by owner's representative. Owner approval to be obtainedprior to installation. See irrigation details for additional installationinformation. Contractor shall provide minor adjustments of remotecontrol valve and gate valve locations at no additional cost to the owner.If owner approval is not received prior to beginning installation, theirrigation contractor shall assume full responsibility for all revisions tothe remote control valve and gate valve locations as deemed necessaryby owner's representative and all costs associated with those revisions.EQUIPMENT LOCATION NOTESB21"A9TR61"A10TR151"A11TR111"A12PA2021-308
Planting PlanL3.01These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Plan Control: Construction Docs.DateByJob NumberDesign StaffProject ManagerPrincipalClient8 Bayshore Partnership L.P.2676 Bayshore DriveNewport Beach, CA 92663T 949.263.1111E21-018ECNEEC1st City Sub. XX Month 2016 2676 Bayshore DriveNewport Beach, California2676 Bayshore Dr.Park Design Case Number: 00000000 - PPDApproved Park Plan Number: 0000000 - PPPPlayground Plan Number: 00000000 - PPA--RevisionsCDP Submittal EC 12/20/2021
R
E
GRE
SE
IST
RASignature10/31/23Expiration DateDANDLEPCSAETCA CITHINTATRCDateOFEOIFAL NORD
E
R
I
KSSONNo.285812/17/21Bldg Dept Submittal EC 12/20/202102 4816 FeetScale: 1/8" = 1'-0"PROPERTY LINEPROPERTY LINEP
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
RESIDENCEBAYSHORE DRIVE
SETBACKSETBACKSETBACK
POOLNAMESYMBOLBUXUS MICR.JAPONICA 'GREEN BEAUTY'GREEN BEAUTY BOXWOODNAMESYMBOLPLANTING LEGEND: Trees and Boxed PlantsCUPRESSUS SEMPERVIRENSITALIAN CYPRESSPLANTING LEGEND: ShrubsPHOENIX CANARIENSISCANARY ISLAND DATE PALMROSA 'ICEBERG'ICEBERG ROSESIZE36"BOX42DETAILD,L / L3.51WATERREQ.*QTYLOWLOW24'CTHSIZE18" DIA.@ 18" O.C.DETAILQTY5 GAL@ 24" O.C.94C / L3.51MED6WATERREQ.*G,H,L / L3.51ARCHONTOPHOENIX CUNNINGHAMIANAKING PALMPLUMERIA RUBRAFRANGIPANIWESTRINGIA FRUITICOSA 'GREY BOX'GREY BOX WESTRINGIA5 GAL@ 24" O.C.73LOWMEDROSA 'ICEBERG'CLIMBING ICEBERG ROSE (STAKED)15 GALPER PLAN2MAINTAIN @ 18" HT.STAKEDNOTESPODOCARPUS GRACILIORFERN PINEMAGNOLIA GRANDIFLORASOUTHERN MAGNOLIAPHILODENDRON 'XANADU'WESTRINGIA 'WYNYABBIE GEM'WYNYABBIE GEM WESTRINGIAMEDLOWMEDMEDMEDLOWCAMELLIA JAPONICA 'NUCCIO'S GEM' (ESPALIER)NUCCIO'S GEM CAMELLIAMED24"BOX5 GAL@ 36" O.C.5 GAL@ 36" O.C.DIETES X 'NOLA ALBA'KATRINA AFRICAN IRIS5 GAL@ 24" O.C.DIANELLA REVULTA 'LITTLE REV'LITTLE REV DIANELLA5 GAL@ 18" O.C.24"BOXTAXUS BACCATAYEWMED24"BOXLOWLOW15 GALPER PLANNOTESHEDGE FORM, MAINTAIN @ 8' HT.MATCHING, WHITE FLOWERING, MAINTAIN @8' HT. MAX.MATCHED PAIRMATCHING, MAINTAIN @ 12' HT. MAX.14517494CARISSA MACROCARPA 'BOXWOOD BEAUTY'THORNLESS NATAL PLUMLOW5 GAL@ 24" O.C.541631786736"BOX810' BTH16' BTHSINGLE TRUNKS, (1X) 48" BOX & (12X) 36"BOXG,H,L / L3.51D / L3.51C / L3.51 C,L / L3.51 C / L3.51B,C / L3.51B / L3.51B,C / L3.51B,C / L3.51A,B,C / L3.51A,C / L3.51I / L3.51A,B,C / L3.51 J / L3.51MEDESPALIERED, MAINTAIN @ 6' HT.MAINTAIN @ 6' HT. MAX.MAINTAIN @ 18" HT.MAINTAIN @ 30" HT.MAINTAIN @ 36" HT.MAINTAIN @ 24" HT.MAINTAIN @ 36" HT.MAINTAIN @ 36" HT.MAINTAIN @ 36" HT.SPAPLANTING LEGEND: Tuf and GroundcoverNAMESYMBOLTRACHELOSPERMUM ASIATICUMASIAN JASMINESIZEDETAILQTY78 SF1 GALWATERREQ.**WATER REQUIREMENT PLANT FACTOR IS BASED ON WUCOLS DATABASE AND CAN BE FOUND ONLINE AT:http://ucanr.eduedu/sites/WUCOLS/B,C / L3.51NOTESMEDPASPALUM VIRGATUMSEASHORE PASPALUMLIRIOPE 'MONROE WHITE'MONROE WHITE LILYTURFMED1 GAL@12" O.C.1112 SF34 SFB,C / L3.51-SODMEDMAINTAIN @ 6" HT. MAX.MAINTAIN @ 24" HT.RECIRCULATING WATERFEATURERECIRCULATING WATERFEATUREPA2021-308
PROPERTYLINEPROPERTYLINEPROPERTYLINEPROPERTYLINEBAYSHORE DRIVE
N06°17'36"WN
6
0
°
0
6
'
3
0
"
WN09°48'48"EL= 80.82', R=287.50' = 016°06'24"10'-0"FRONTYARDSETBACK4'-0"SIDEYARDSETBACK
10'-0"REARYARDSETBACKTWO STORY BUILDING2672 BAYSHORE DRIVEDETACHED GARAGETWO STORY BUILDING2686 BAYSHORE DRIVEDOCKS
E
A
W
A
L
L
15
7
.
2
6
'170.16'245.13'EXISTINGRESIDENCEDASHED5'-678"
5'-534"
11'-0"9'-738"8"11'-218"5'-53
8"
5'-35
8"
15'-67
8"
8'-034"10'-10"15'-2"18'-578"13'-1078"3'-638"10'-778"17'-5 14"3'-134"15'-418"6'-1112"17'-178"24'-1 38"CHIMNEYCHIMNEYCHIMNEY35'-11"
10'-9"
4'-0"SIDEYARDSETBACK
20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETSITE PLANA1.0SCALE:1/8"=1'-0"A1.01BAYSHORE RESIDENCE - OVERALL SITE PLANNPROJECTNORTH0 4 81624 FEETCOMPARISON BETWEEN PROPOSED AND EXISTINGA.P.N.:049-191-16LEGAL DESCRIPTION: PORTION OF LOT 171 BLOCK 54 IRVINE SUBDIVISIONBK 1, PG 88, M.M. PA2021-308
PROPERTYLINEPROPERTYLINEPROPERTYLINEPROPERTYLINEBAYSHORE DRIVE
N06°17'36"WN
6
0
°
0
6
'
3
0
"
WN09°48'48"EL= 80.82', R=287.50' = 016°06'24"10'-0"FRONTYARDSETBACK4'-0"SIDEYARDSETBACK
10'-0"REARYARDSETBACKTWO STORY BUILDING2672 BAYSHORE DRIVEDETACHED GARAGETWO STORY BUILDING2686 BAYSHORE DRIVEDOCKS
E
A
W
A
L
L
15
7
.
2
6
'170.16'245.13'EXISTINGRESIDENCE4'-0"SIDEYARDSETBACK
2 STORY SINGLE FAMILYRESIDENCE2676 BAYSHORE DRIVENEWPORT BEACH, CA92663APN: 049-191-16LOT 54 OF TRACT 907KEY:DEMOLISHDEMOLISH ALL EXISTINGPAVINGEXISTINGPAVING20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETDEMOLITIONPLANA1.1SCALE:1/8"=1'-0"A1.11BAYSHORE RESIDENCE - DEMO PLANNPROJECTNORTH0 4 81624 FEETNOTES:1. SITE TO BE FENCED AT A HEIGHT BETWEEN 72 AND 84 INCHES USING A CHAIN LINK OVERLAID ON THE EXTERIOR WITH AN OPAQUE VINYL FENCE2. COMPLY WITH CITY ORDINANCE 2019-9 FOR STRUCTURES WITHIN HIGH DENSITYAREAS.3. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST.4. SEWER LINE SHALL BE CAPPED.5. ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM.6. STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND FREE OF ANYOBSTRUCTIONS.7. PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION IS WITHIN 10 FEET OFPUBLIC SIDEWALK.8. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15AND MAY 15.9. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE INPLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAYPROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THEYEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVERTHE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.10. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED ANDMAINTAINED FOR THE DURATION OF THE PROJECT.EXISTING SQUARE FOOTAGE:- LOWER FLOOR AREA = 6,667 SQ.FT.- UPPER FLOOR AREA = 3,367 SQ. FT.TOTAL EXISTING RESIDENCE SQUARE FOOTAGE = 10,034 SQ.FT.EXISTING BEDROOM COUNT:- LOWER FLOOR BEDROOMS = 2 BEDROOMS- UPPER FLOOR BEDROOMS = 3 BEDROOMSTOTAL EXISTING BEDROOM COUNT = 5 BEDROOMSPA2021-308
ABCDEFG1472356147CDEFGAB21'-038"1A3.1A3.12A4.11A4.11A3.21A3.22A4.12A4.121A4.21A4.22A4.22A4.25'-334"25'-4"4'-914"20'-758"18'-038"17'-1014"
91'-1118"49'-614"11'-9"9'-058"8'-1014"108'-5"29'-3"5'-2"71'-7"98°39'-214"49'-614"11'-9"9'-058"8'-1014"118'-414"UP[22r @ 7"h]LAYLIGHTFOUNTAIN5' x 9'UP[24r @ 6.5"h]MURPHYBEDOPEN PATTERNEDBRONZE GATESBLIND BOOKSHELF DOOR(SAFE ROOM DOOR)UP[21r @ 7 5/16"h]64 GALLONTRASH CANSDOUBLEWASHERDRYERPROPERTYLINE36" BBQ WITH 15" SIDEBURNER (HOOD ABOVE)WORKBENCHLAYLIGHTACCESS TOSTORAGEUNDER STAIRLINE OFROOF ABOVESHELVES ELEC.PANELSWORKBENCHBLIND DOORW/ ART ASFOCAL POINTLAYLIGHTFP84" x 20"DA VINCIFP60" x 20"FP 60" x 20"1-011-021-031-041-051-001-071-081-091-101-111-121-141-151-161-171-181-191-201-211-221-231-241-251-261-271-281-291-301-311-321-331-341-351-361-371-391-381-431-401-421-441-45DOUBLEWASHERDRYER36"
FREEZER
36" WINE REF.
(2) REF. DRWRS
BELOW
18"
SHELVES24"SHELVES24-1
2"30"
MICR.
30"
WARMER
DRAWER
60" RANGE
72" HOOD
36" SINK
30"
DRAWER
OVENF.P.ADJ. SHELVES
D/W D/W 21" F.H. CAB.
TRASH
BELOW4538" X 6334"ISLANDF.H.GLASSF.P.27-7/8" D.
F.H. CABINET
24-1/8" D.
F.H.
CAB.
36" RANGE
48" HOOD
36" REF.D/W36" SINK 30"
WARMER
DRAWER
TRASHFLATSTUDE.Q.
18" SINK
54-14"W X 123" LISLANDT
E.Q.E.Q.E.Q.WALL EXTENDEDFOR ELECTRICAL &PLUMBING33" D.STACKBROOM
F.H.F.H.
33" SINK
PASS THRUWINDOWLAYLIGHTLAYLIGHT14" RAISED HEARTH 3'x4'18' x 26'PROPERTYLINE5'-718"
4'-0"
7'-6"
7'-111516"
4'-112"
4'-6"4'-0"3'-6"3'-6"5'-11316"3'-6"3'-6"5'-214"
4'-6"3'-11"3'-11"4'-0"5'-0"5'-0", TYP.20'-1116"
5'-0"
6'-6"
16'-0"6'-71516"R4
'
-
0
"
23'-91116"8'-1138"8'-1138"3'-2"2'-9"2'-3"2'-3"11'-41116"5'-414"6'-61516"7'-434"7'-6"17'-0516"25'-078"
9'-612"
8'-11716"7'-9516"4'-0"6'-9"
15'-312"15'-312"41'-0"2'-014"17'-0"4'-214"15'-2"1'-0"11"
4'-6"5'-0"6'-0"4'-0"17'-11 1/2"
25'-814"
5'-0"19'-6316"5'-0"15'-0"6'-0"
24'-0"23'-1078"4'-10"13'-714"10'-0116"4'-0"PROPERTYLINE4'-0"3'-6"5'-11516"9'-0", TYP.9'-0", TYP.MIRROR+30"+36"+36"112ROOMFAMILY113KITCHEN115PANT.116COLD143CLO.139COURTYARDSERVICE117MGR.142P.R.GARDEN118LAUNDRY119S. FAMILY HALL119BCLO.119ACLO.120VEST.121AMAIL121HALLN. FAMILY140STOR.OUTDOOR141STOR.137ENTRYWAYOUTDOOR135GARAGEWEST125HALLNORTH125ACOATS125BCOATS124STORAGE122STAIRBACK111DINING ROOM110HALLSOUTH109LOGGIA108ROOMLIVING106BAR104HALLENTRANCE105ELEV.131STORAGE107STOR.WINE130BATHGUEST130AVEST129W.I.C.128STUDYHIS132STORAGE134GARAGEEAST100ENT. PORCHCOVERED101PASSAGE102COURTYARD103VEST.127AVEST.127P.R.127BW.C.123CHINA114KITCHENSERVICE126LADIES126AVEST.121BCLO.126BW.C.128AVEST.133ELEC.136GARBAGE20'-33 4"1-412'-3"2'-3"2'-3"2'-3"64 GALLONTRASH CANS3'-0"FINISH FLOOR0'-1" [12.50']ABCDEFG1472356147CDEFGAB21'-038"1A3.1A3.12A4.11A4.11A3.21A3.22A4.12A4.121A4.21A4.22A4.22A4.25'-334"25'-4"4'-914"20'-758"18'-038"17'-1014"
91'-1118"49'-614"11'-9"9'-058"8'-1014"108'-5"29'-3"5'-2"71'-7"98°39'-214"49'-614"11'-9"9'-058"8'-1014"118'-414"1234 A3.31234 A3.412 A3.51234 A3.820 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETFIRST FLOORPLANA2.1SCALE: 1/4"=1'-0"A2.11BAYSHORE RESIDENCE - FIRST FLOOR PLAN0 2 4812 FEETNPROJECTNORTHPA2021-308
6'-0"13'-1078"15'-7316"17'-118"19'-1112"3'-6"3'-6"
4'-6"
13'-10"
16'-618"3'-6"5'-6"
5'-412"
3'-6"3'-6"
3'-6"3'-6"3'-6"5'-0"1'-0"3'-6"15'-878"4'-11"3'X4'OPEN TOBELOWUP TO ROOFLAYLIGHTDRESSER
DRESSER
DRESSER
DRESSER
LAYLIGHTDN[24r @ 6.5"h]DN[22r @ 7"h]MIRROR15'-178"5'-6"
SECURITY, TBD STACKEDW/D5'-0"3'-6"3'-0"4'-8"9'-714"8'-11"12'-0"7'-712"TV ABOVEDRESSER5'-2"13'-212"18" UCREF.3'-6"
4'-6"7'-21116"8'-6916"8'-5716"4'-2116"7'-918"SHELVESSHELVES4'-0"15'-258"5'-3"3'-3"LAYLIGHTTOWELS7'-0"DN[21r @ 75/16"h]7'-7"7'-7"
6'-0"19'-1112"3'-0"
3'-6"PROPERTYLINEPROPERTYLINEPROPERTYLINESOLATUBE23'-1138"8'-1138"8'-1138"4"16'-1"4'-0
"
19'-958"
3'-6"LAYLIGHT3'-6"LAYLIGHT W/ AUTOMATIC SHADESLAYLIGHT W/ AUTOMATIC SHADES6"BOOKSSECRETPASSAGEFP 48" x 20"LAYLIGHTBELOW11'-71316"SHELVESTV ABOVE 2-012-022-032-042-052-062-072-082-092-102-112-122-132-142-152-162-172-182-252-262-272-28LAYLIGHT7'-0"LAYLIGHTLAYLIGHT2-292-302-312-322-342-33CL.CL.5'-0", TYP.215BALCONY213STUDYHER213ASUPPLIESOFFICE211ROOMSITTING212BALCONY216BEDROOMMASTER218BATHHIS219HIS DRESS.220HER BATH217MASTER HALL233ROOMLIVING232ENTRYWAYOUTDOOR221CLEATHERFURS / 234BEDROOM235BATH236W.I.C.200BELOWCOURTYARD201LANDINGUPPER223BACK STAIR224LAUNDRY208COFFEE202LINEN105ELEV.203ACLO.228MACHINEELEV.MECHANICALOUTDOOR226STORAGE230BATH231W.I.C.229GYMSTUDIO /225HALL204BEDROOMGUEST207BALCONY206BATH205W.I.C.221AHER DRESSING RM222SALON4'-0"209HALLMBR214BATH43'-238"14'-2516"14'-2516"SOLATUBES5'-4"7'-0"2-352-362-372-382-392-412-422-432-442-452-46227MECHANICALOUTDOOR7'-0"STACKEDW/D200ACLO.203VEST.206ASHWR.206BW.C.INTEGRATEDSTONE SINK210VEST.217AVEST.218ASHWR218BW.C.220AW.C.220BSHWR221BHER DRESSING RM221DLUGG.230ASHWR230BW.C.2-192-202-212-222-232-24LAYLIGHT23'-11516"403'-0"217HALLMASTERSECOND FLOOR12'-9" [25.17']ABCDEFG1472356147CDEFGAB21'-038"1A3.1A3.12A4.11A4.11A3.21A3.22A4.12A4.121A4.21A4.22A4.22A4.25'-334"25'-4"4'-914"20'-758"18'-038"17'-1014"
91'-1118"49'-614"11'-9"9'-058"8'-1014"108'-5"29'-3"5'-2"71'-7"98°39'-214"49'-614"11'-9"9'-058"8'-1014"118'-414"1234 A3.43456 A3.51234 A3.61234 A3.71234 A3.820 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETSECOND FLOORPLANA2.2SCALE: 1/4"=1'-0"A2.21BAYSHORE RESIDENCE - SECOND FLOOR PLAN0 2 4812 FEETNPROJECTNORTHPA2021-308
T.O. RIDGE, TYP.27'-6" (29'-0" MAX)ROOF WELL24'-0"SKYLIGHTSKYLIGHTSKYLIGHTDNCOURTYARDBELOWT.O. RIDGE29'-0"4'-0"SIDEYARDSETBACK 4'-0"SIDE
YARD
SETBACK
OUTDOORMECHANICALBELOW10'-0"FRONT YARD SETBACK15'-2"8 3/8:128'-834"SECONDFLOORTERRACEPROPERTYLINEPROPERTYLINEPROPERTYLINESECONDFLOORWALKWAYT.O. RIDGE27'-6" (29'-0" MAX)ROOF WELL24'-0"5:123 5/8:123 5/8:123 5/8:123 5/8:123 5/8:123 5/8:123 5/8:123 5/8:125:123 5/8:128 3/8:128 3/8:125:123 5/8:123 5/8:12POTENTIALFUTURE ROOFDECK LOCATION(473 SF)7'-214"16'-014"6'-414"20'-9"28'-8" TO PROPERTY LINE
36'-514" TO PROPERTY LINENOTE: ALL EQUIPMENT TO MEETNEWPORT BEACH ZONING CODE,TITLE 20 - PROPERTYDEVELOPMENT STANDARDSSECTION 20.30.080 - NOISEPER 10.26.045: NEW HVACEQUIPMENT NOT TO EXCEEDA-WEIGHTED SOUND PRESSURELEVEL OF 50 DBA OR 55 DBAWITH A TIMING DEVICE THATDEACTIVATES EQUIP. 10PM - 7AM.8 3/8:12SOLATUBES3-013-023-03INTERNAL S.S.GUTTER ANDDOWNSPOUT,TYP.INTERNAL S.S.GUTTER ANDDOWNSPOUT,TYP.ROOF DRAIN, TYP.SEE DETAIL 3/A5.043'-212"14'-214"14'-214"300STAIRBACK301DECKROOF5:123 5/8:12ABCDEFG1472356147CDEFGAB21'-038"1A3.1A3.12A4.11A4.11A3.21A3.22A4.12A4.121A4.21A4.22A4.22A4.25'-334"25'-4"4'-914"20'-758"18'-038"17'-1014"
91'-1118"49'-614"11'-9"9'-058"8'-1014"108'-5"29'-3"5'-2"71'-7"98°39'-214"49'-614"11'-9"9'-058"8'-1014"118'-414"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETROOFPLANA2.3SCALE:1/4"=1'-0"A2.31BAYSHORE RESIDENCE - ROOF PLAN0 2 4812 FEETNPROJECTNORTHSATELLITEAIR-CONSOLAR PANELSRESERVED FOR POSSIBLE ROOF DECKPA2021-308
SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"STEEL DOORS& WINDOWS,TYP.STONECOLUMNS,TYP.STONE CORNICE W/INTERNAL SSGUTTER &DOWNSPOUT, TYP.TYP.A5.04SIM.A5.04SIM.A5.02SIM.A5.01OPENBEYOND26'-6" (TO MIDPOINT OF ROOF)
29'-0"WOOD GARAGEDOORS, TYP.METALRAILINGWITH GLASSINFILL, TYP.SLATEROOF, TYP.STONECOLUMNS,TYP.STONEBASE,TYP.STONEBAND,TYP.STONEWALLSSTONECASINGS,TYP.STONESTONECAP,TYP.9'-9"1'-10"10'-10"5'-0"12'-8"
10'-13 4"75432161'-6"SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"A5.01A5.02TYP. TYP.A5.06TYP.10'-10"1'-10"9'-9"12'-8"3'-6"STEELDOORS, TYP.SLATE ROOF,TYP.STONEENTABLATURE,TYP.STONEWALLS, TYP.STONEBASE, TYP.STONEENTABLATURE,TYP.27'-6"
2'-0"STONE CORNICE W/INTERNAL SSGUTTER &DOWNSPOUT, TYP.2'-0"STONEPLINTHS, TYP.3'-6"
10'-134"GLASSRAILINGS,TYP.A3.431A3.4A3.553A3.5A3.631A3.6CURVED76543211'-6"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETEXTERIORELEVATIONSA3.1SCALE:1/4"=1'-0"A3.11BAYSHORE RESIDENCE - NORTH ELEVATIONSCALE:1/4"=1'-0"A3.12BAYSHORE RESIDENCE - SOUTH ELEVATION0 2 4812 FEETPA2021-308
12'-8"3'-6"10'-10"1'-10"9'-9"SLATE ROOF,TYP.3'-6"STONEBASE, TYP.STONEPLINTHS,TYP.STONECORNICE, TYP.STONEBAND, TYP.3'-6"STONE CAP, TYP.STONE3'-6"
27'-6"
26'-6" (TO MIDPOINT OF ROOF)
25'-9" (TO MIDPOINT OF ROOF)
29'-0"STONE WALL, TYP.A5.01TYP.A5.02TYP.A5.06TYP.STONEWALL, TYP.STONE CORNICE W/INTERNAL SSGUTTER &DOWNSPOUT, TYP.STEEL DOORS ANDWINDOWS, TYP.A3.724A3.7GFEDCBAA5.01SIM.ANGLED1'-6"SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"12'-8"5'-0"10'-10"1'-10"9'-9"SLATE ROOF,TYP.STONEBAND, TYP.3'-6"STONEBASE, TYP.STONEPLINTHS,TYP.STONEENTABLATURE,TYP.STONEWALLS, TYP.STONEENTABLATURE,TYP.GLASSRAILING,TYP.STONE, TYP.STONE CAP,TYP.3'-6"
3'-6"OUTDOORHOOD3'-6"STONEWALLS, TYP.29'-0"
25'-9" (TO MIDPOINT OF ROOF)
26'-6" (TO MIDPOINT OF ROOF)STONEWALLS, TYP.STEEL DOORS ANDWINDOWS, TYP.STONE CORNICE W/INTERNAL SSGUTTER &DOWNSPOUT, TYP.OPEN TO BEYOND3'-6"ANGLEDA5.01A5.02TYP.TYP.A3.842A3.8CURVEDABCDEFGSTONECORNICE, TYP.SIM.A5.04ANGLED1'-6"SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETEXTERIORELEVATIONSA3.2SCALE:1/4"=1'-0"A3.21BAYSHORE RESIDENCE - EAST ELEVATIONSCALE:1/4"=1'-0"A3.22BAYSHORE RESIDENCE - WEST ELEVATION0 2 4812 FEETPA2021-308
12'-8"3'-6"
10'-10"1'-10"
11'-3"
1'-6"9'-9"1'-10"10'-10"3'-6"
3'-6"SLATE ROOF,TYP.STONECORNICE, TYP.GLASSRAILING, TYP.STONE BASE, TYP.27'-6"STONE BASE,TYP.STONEWALLS, TYP.8'-0" OPEN TOPASSAGEWAYSTEELDOORS ANDWINDOWS,TYP.543128STUDYHIS225HALL221BDRESSING RM.HER126LADIESCURVED9'-9"1'-6"SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"3'-6"10'-10"1'-10"9'-9"
3'-6"SLATE ROOF,TYP.STONECORNICE, TYP.GLASSRAILING, TYP.27'-6"STONE BASE,TYP.STONEBASE,TYP.STONEWALL, TYP.STEEL DOORS ANDWINDOWS, TYP.STONEWALL, TYP.STONE CORNICE W/INTERNAL SSGUTTER &DOWNSPOUT, TYP.CURVED345128STUDYHIS225HALL221BDRESSING RM.HER126LADIES1'-6"SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
12'-8"
3'-6"
3'-6"SLATE ROOF,TYP.STONECORNICE, TYP.GLASSRAILING, TYP.STONEBASE, TYP.STONEBASE, TYP.STEELDOORS ANDWINDOWS,TYP.C125HALLNORTH224LAUNDRY12'-8"3'-6"
10'-10"1'-10"
9'-9"
27'-6"
1'-6"101PASSAGECURVEDCURVEDBASECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"3'-6"10'-10"1'-10"SLATE ROOF,TYP.STONECORNICE,TYP.GLASSRAILING,TYP.STONEWALL, TYP.29'-0"STONEBASE, TYP.3'-6"9'-9"1'-6"
3'-6"STONEBASE, TYP.STEEL DOORS ANDWINDOWS, TYP.1'-6"CBA101PASSAGE125HALLNORTH224LAUNDRYCURVEDCURVEDSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETEXTERIORELEVATIONS -COURTYARDA3.3SCALE:1/4"=1'-0"A3.34COURTYARD NORTH ELEVATIONSCALE: 1/4"=1'-0"A3.31COURTYARD EAST ELEVATIONSCALE: 1/4"=1'-0"A3.32COURTYARD SOUTH ELEVATIONSCALE:1/4"=1'-0"A3.33COURTYARD WEST ELEVATION0 2 4812 FEETPA2021-308
SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"12'-8"3'-6"
10'-10"1'-10"
11'-3"
11'-158"STONE BASE, TYP.STONEWALLS, TYP.STEELDOORS, TYP.27'-6"PLASTER ATPARAPET,TYP.9'-9"A3.431A3.4543215BALCONY129LOGGIA1'-6"SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"12'-8"3'-6"
10'-10"1'-10"
9'-9"
3'-6"GLASSRAILING,TYP.STONE PLINTHS,TYP.STONECOLUMNS,TYP.27'-6"
1'-638"A5.02A5.01A5.06TYP.TYP.TYP.1'-6"A3.412A3.4345129LOGGIA215BALCONYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
12'-8"
3'-6"10'-10"1'-10"
11'-3"STONE BASE, TYP.STONEWALLS, TYP.STONEPLINTHS, TYP.STONECOLUMNS,TYP.27'-6"A3.442A3.49'-9"1'-6"
11'-158"EFSTEELDOORS, TYP.129LOGGIA213STUDYHER215BALCONYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
12'-8"3'-6"
10'-10"1'-10"
9'-9"
11'-158"
3'-6"STONEBASE, TYP.GLASSRAILING, TYP.STONEWALLS, TYP.STEELDOORS, TYP.STONE PLINTHS,TYP.STONECOLUMNS,TYP.27'-6"A3.442A3.49'-9"FE129LOGGIA215BALCONY213STUDYHER1'-6"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETEXTERIORELEVATIONS -LOGGIAA3.4SCALE:1/4"=1'-0"A3.44LOGGIA NORTH ELEVATIONSCALE: 1/4"=1'-0"A3.41LOGGIA EAST ELEVATIONSCALE: 1/4"=1'-0"A3.42LOGGIA SOUTH ELEVATIONSCALE:1/4"=1'-0"A3.43LOGGIA WEST ELEVATION0 2 4812 FEETPA2021-308
9'-53 4"STONEWALLS, TYP.STONECORNICE, TYP.STONE BASE, TYP.STEEL DOORSAND WINDOWS,TYP.SLATEROOF, TYP.7121HALLN. FAMILY12'-8"5'-0"10'-10"1'-10"9'-9"29'-0"1'-6"221BDRESSING RM.HERCURVEDSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"9'-534"STONEWALLS, TYP.STONE BANDS,TYP.STONE BASE, TYP.STEEL DOORSAND WINDOWS,TYP.SLATEROOF, TYP.67121HALLN. FAMILY12'-8"3'-6"10'-10"1'-10"11'-3"27'-6"9'-9"1'-6"221BDRESSING RM.HERSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"OPEN TOBEYONDSTEELDOORS, TYP.STONECOLUMNS,TYP.12'-8"5'-0"
10'-10"1'-10"
9'-5"
27'-6"
3'-6"A5.06TYP.GLASSRAILING, TYP.A3.535A3.556112ROOMFAMILY212BALCONYSTEELDOORS,TYP.SLATEROOF, TYP.STONEWALLS, TYP.STONEPLINTHS, TYP.STONECOLUMNS,TYP.10'-10"9'-9"1'-10"1'-6"3'-6"
27'-6"A5.02A5.01TYP.TYP.PLASTER ATPARAPET,TYP.A3.546A3.5ED112ROOMFAMILY211ROOMSITTING212BALCONYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
12'-8"5'-0"
10'-10"1'-10"
9'-9"
27'-6"STONEWALLS, TYP.STONEBASE, TYP.A3.553A3.565112ROOMFAMILY212BALCONYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
5'-0"9'-9"
27'-6"
12'-8"5'-0"
10'-10"1'-10"
9'-9"
27'-6"STONEWALLS, TYP.STONEPLINTHS, TYP.STONECOLUMNS,TYP.GLASSRAILINGSTYP.STONE BASE,TYP.A3.564A3.5DEFG212BALCONY112ROOMFAMILYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETSCALE:1/4"=1'-0"A3.52SERVICE COURTYARD NORTH ELEVATIONSCALE: 1/4"=1'-0"A3.51SERVICE COURTYARD SOUTH ELEVATIONSCALE: 1/4"=1'-0"A3.54212 BALCONY SOUTH ELEVATIONSCALE:1/4"=1'-0"A3.56212 BALCONY NORTH ELEVATIONSCALE:1/4"=1'-0"A3.55212 BALCONY WEST ELEVATION0 2 4812 FEETSCALE:1/4"=1'-0"A3.53212 BALCONY EAST ELEVATIONEXTERIORELEVATIONS - SERVICEA3.5COURTYARDPA2021-308
27'-6"
12'-8"5'-0"
10'-10"1'-10"
9'-9"GLASSRAILINGSTYP.STONECOLUMNS,TYP.OPEN TOBEYONDSTEELDOORS, TYP.A3.613A3.62108ROOMLIVING212BALCONYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"A5.06TYP.A5.02TYP.PLASTER ATPARAPET,TYP.A5.01TYP.27'-6"
12'-8"
5'-0"10'-10"1'-10"9'-9"
27'-6"A3.624A3.6GF108ROOMLIVING212BALCONYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
27'-6"
5'-0"9'-9"
27'-6"STONEWALLS, TYP.STONE BASE,TYP.12'-8"
10'-10"1'-10"A3.631A3.6321108ROOMLIVING212BALCONYSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
5'-0"9'-9"
27'-6"GLASSRAILINGSTYP.STONECOLUMNS,TYP.12'-8"
10'-10"1'-10"A3.642A3.6FGSTEELDOORS, TYP.108ROOMLIVING212BALCONY206BATHSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETSCALE:1/4"=1'-0"A3.62207 BALCONY SOUTH ELEVATIONSCALE:1/4"=1'-0"A3.64207 BALCONY NORTH ELEVATIONSCALE:1/4"=1'-0"A3.63207 BALCONY WEST ELEVATION0 2 4812 FEETSCALE:1/4"=1'-0"A3.61207 BALCONY EAST ELEVATIONEXTERIORELEVATIONS -207 BALCONYA3.6PA2021-308
STONEWALLS, TYP.12'-8"1'-6"
10'-10"1'-10"
9'-9"
27'-6"
3'-6"STONEBASE, TYP.A3.713A3.721227MECHANICALOUTDOOR131STORAGESECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
5'-0"9'-9"27'-6"A5.01TYP.STONEBASE, TYP.STONEWALLS, TYP.12'-8"
10'-10"1'-10"A3.724A3.7D131STORAGE227MECHANICALOUTDOOR130BATHGUESTSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
5'-0"9'-9"
29'-0"
1'-6"STONEBASE, TYP.STEELDOORS, TYP.12'-8"
10'-10"1'-10"A3.731A3.721130BATHGUEST227MECHANICALOUTDOORSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
12'-8"5'-0"
10'-10"1'-10"
9'-9"27'-6"A5.01TYP.STONEBASE, TYP.3'-6"A3.742A3.7D131STORAGE130BATHGUEST227MECHANICALOUTDOORSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETSCALE:1/4"=1'-0"A3.72227 OUTDOOR MECHANICAL SOUTH ELEVATIONSCALE:1/4"=1'-0"A3.74227 OUTDOOR MECHANICAL NORTH ELEVATIONSCALE:1/4"=1'-0"A3.73227 OUTDOOR MECHANICAL WEST ELEVATION0 2 4812 FEETSCALE:1/4"=1'-0"A3.71227 OUTDOOR MECHANICAL EAST ELEVATIONEXTERIORELEVATIONS - 227 OUTDOORA3.7MECHANICALPA2021-308
12'-8"6'-6"
10'-10"1'-10"
9'-9"
29'-0"STONEWALLS, TYP.STONEBASE, TYP.STEELDOORS, TYP.A3.842A3.8C232ENTRYWAYOUTDOOR136GARBAGESECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"
12'-8"6'-6"
10'-10"1'-10"
9'-9"
29'-0"STONEWALLS, TYP.STONEBASE, TYP.STEELDOORS, TYP.STONECOLUMNS,TYP.A3.813A3.8756135GARAGEWEST232ENTRYWAYOUTDOORSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"A5.01TYP.A5.06TYP.STONECOLUMNS,TYP.GLASSRAILING,TYP.12'-8"6'-6"
10'-10"1'-10"
9'-9"
29'-0"
3'-6"4A3.8A3.82136GARBAGE232ENTRYWAYOUTDOORSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"135GARAGEWEST12'-8"6'-6"
10'-10"1'-10"
9'-9"
29'-0"GLASSRAILING,TYP.STEELDOORS, TYP.STONEWALLS, TYP.STONEBASE, TYP.1A3.8A3.836232ENTRYWAYOUTDOORSECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETSCALE:1/4"=1'-0"A3.72232 OUTDOOR ENTRYWAY SOUTH ELEVATIONSCALE:1/4"=1'-0"A3.74232 OUTDOOR ENTRYWAY NORTH ELEVATIONSCALE:1/4"=1'-0"A3.73232 OUTDOOR ENTRYWAY EAST ELEVATION0 2 4812 FEETSCALE:1/4"=1'-0"A3.71232 OUTDOOR ENTRYWAY WEST ELEVATIONEXTERIORELEVATIONS - 232 OUTDOORA3.8ENTRYWAYPA2021-308
SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']29'-0"1'-10"5'-0"1'-6"9'-9"FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"10'-10"COURTYARDENTRYP.R.MEN'SW.C.MEN'SROOMDININGHALLSOUTHLOGGIAVEST.MEN'SHALLNORTHLAUNDRYCOFFEELINENSTUDYHERBATHSTUDYPASSAGEENTRYLOGGIAFRONTFLAT ROOF TOHIDE HVACEQUIPMENT5:12BALCONYBALCONYA5.01TYP.A5.15TYP.A5.02TYP.1'-10"GFEDCBASECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']29'-0"1'-10"5'-0"1'-6"9'-9"FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"10'-10"3 58:12FLAT ROOF TOHIDE HVACEQUIPMENTSTAIR HALLMAINCOURTYARDENTRYVESTIBULEVESTIBULEROOMLIVINGBEDROOMGUESTVESTIBULEBALCONYFIREPLACEGFEDC20 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETBUILDINGSECTIONSA4.1SCALE:1/4"=1'-0"A4.11NORTH-SOUTH BUILDING SECTION - THROUGH COURTYARD0 2 4812 FEETSCALE:1/4"=1'-0"A4.12NORTH-SOUTH BUILDING SECTION - THROUGH MAIN STAIR HALLPA2021-308
SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']29'-0"1'-10"5'-0"1'-6"9'-9"FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"10'-10"STAIRGARAGEWESTGARAGEEASTLEATHERFUR/ENTRYWAYOUTDOORBATHW.I.C.GYMSTUDIO/W.I.C.5:12A5.01TYP.A5.02TYP.A5.15TYP.A5.15SIM.147SECOND FLOOR12'-9" [25.17']MAX ROOF HEIGHT29'-0" [41.42']ESTABLISHED ELEV.0'-0" [12.42']MAX. FLAT ROOF HEIGHT24'-0" [36.42']T.O. PLYWD12'-7" [25.00']SECOND FLOOR CEILING22'-6" [34.92']29'-0"1'-10"5'-0"1'-6"9'-9"FIRST FLOOR CEILING10'-11" [23.33']FINISH FLOOR0'-1" [12.50']T.O. SLAB-0'-1" [12.33']1"10'-10"FIREPLACEROOMFAMILYLOGGIAROOMLIVINGBEDROOMMASTERBALCONYFIREPLACEBEHIND GLASSSTUDYHERBATHBEDROOMGUESTSHOWERW.C.3 58:12765432120 DEC. 2021AS NOTEDScaleDateProject No.-Sheet No.Sheet TitleJUL. 7, 2021HOA SUBMITTAL #1AUG. 4, 2021HOA SUBMITTAL #1JUN. 2, 2021HOA PRE.-APP. MTG.APN: 049-191-16
2676 BAYSHORE DRIVE
ORANGE COUNTY
NEWPORT BEACH, CA 92663 NOV. 3, 2021HOA SUBMITTAL #2DEC. 20, 2021PERMIT SETBUILDINGSECTIONSA4.2SCALE:1/4"=1'-0"A4.21EAST-WEST BUILDING SECTION - THROUGH GARAGES0 2 4812 FEETSCALE:1/4"=1'-0"A4.22WEST-EAST BUILDING SECTION - THROUGH FAMILY RM & LIVING RMPA2021-308