HomeMy WebLinkAboutPA2022-088_20220421_Plans_36x24R
R
RR
UP
UP
UP
SIDEWALK
W/D
ALLEY
W.BALBOA BLVD
ADJACENT PROPERTYADJACENT PROPERTY
PROPERTY LINE
SIDEWALK
NOT IN SCOPE NOT IN SCOPE
4' 0"100' 0"62' 3 7/8"
4' 6"3' 6"
NOT IN SCOPE
4' 7 1/2"9' 0"CALIFORNIA RESIDENTIAL CODE (CRC) 2019
CALIFORNIA BUILDING CODE (CBC) 2019
CALIFORNIA PLUMBING CODE (CPC) 2019
CALIFORNIA MECHANICAL CODE (CMC) 2019
CALIFORNIA ELECTRICAL CODE (CEC) 2019
CALIFORNIA ENERGY CODE 2019
CALIFORNIA GREEN BUILDING STANDARDS CODE 2019
CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC)
NOTE: THE INFORMATION CONTAINED WITHIN THE CALIFORNIA GREEN BUILDING STANDARDS CODE AND CALIFORNIA BUILDING CODE (CBC) IS INTENDED TO PROVIDE THE CONTRACTOR
GENERAL REQUIREMENTS FOR THIS PROJECT. IF FURTHER INFORMATION OR CLARIFICATION IS REQUIRED, CONSULT THE ARCHITECT OR REFERENCE THE CBC PRIOR TO FABRICATION OR INSTALLATION OF WORK. ALL CLEARANCE DIMENSIONS TO BE TAKEN FROM FINISH. THESE
SHEETS ARE FOR REFERENCE ONLY AND ILLUSTRATES CODE REQUIRED MINIMUM STANDARDS.
RELEVANT CODES
DIRECTORY
OWNER/DEVELOPER
600 ANTON BLVD, SUITE 100COSTA MESA, CA 92626
URBANEER INVESTMENT PARTNERS, LLC
ATTN: MATTHEW FIRTH
TEL: (562) 760 9447
E MAIL: Matthew@UrbaneerPartners.com
ARCHITECT OF RECORD
24902 LOS GATOSLAGUNA HILLS, CA 92653
ATTN: KELLEN SPAFFORD
TEL: (949) 616 0481
E MAIL: KellenSpafford@gmail.com
CITY OF NEWPORT BEACH
100 CIVIC CENTER DRIVENEWPORT BEACH, CA 92656 8915
COMMUNITY DEVELOPMENT DEPARTMENT
ATTN: ERIC SKARIN
TEL: (949) 644 3270
FAX: (000) 000 0000
E MAIL: eskarin@newportbeachca.gov
DESIGNER
1448 N. Anaheim Place
Long Beach, CA 90804
CLIENT: FOR REFERNCE ONLYSCALE:
ARCHITECT
As indicated
COVER SHEET
A0.00.BALBOA BLVD. UNIT PLANS1216 WEST BALBOA BLVD.NEWPORT BEACH, CA 92661MATTHEW FIRTHURBANEER INVESTMENT PARTNERS930 PACIFIC AVENUE, SUITE 110LONG BEACH, CA 90813(424) 535 0025
FLICENSESTATE
D
O
A RCHIT
ECTCA L IF ORNIA05-31-2023
RENEWAL
DATE
C-37938KellenJamesSpa
f
f
o
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dPROJECT SUMMARY
PROJECT DESCRIPTION
CONSTRUCTION OF TWO (2) NEW ADU'S ON EXISTING APARTMENT PROPERTY WITH MAX HEIGHT OF 16' 0". CONSTRUCTION INVOLVES MODIFICATIONS TO EXISTING PLUMBING AND ELECTRICAL TO TIE NEW UNITS INTO EXISTING UTILITIES, AS WELL AS NEW FOUNDATIONS, STRUCTURAL, PLUMBING, ELECTRICAL AND MECHANICAL FOR NEW UNITS. PARKING CONSISTS OF FOUR (4) EXISTING GARAGE SPACES WHICH ARE EXISTING TO REMAIN.
STRUCTURAL, ELECTRICAL, PLUMBING AND MECHANICAL UNDER SEPERATE PERMIT.
PROJECT SUMMARY
LOT AREA
STORIES ABOVE GRADE
6,232 SF (0.143 ACRES) EXISTING
2 STORIES (EXISTING TO REMAIN)
TYPE OF CONSTRUCTION
OCCUPANCY GROUP
NUMBER OF UNITS
BUILDING SPRINKLERS
V B
R2 / U
7 UNITS (EXISTING TO REMAIN)
EXISTING, NONE TO REMAIN
2 UNITS (NEW ADU'S)
11 UNITS (TOTAL)
ADU'S, YES
BUILDING FOOTPRINTBUILDING TOTAL SF 318 SQFT
636 SQFT
1216 W. BALBOA BLVD
NEWPORT BEACH, CA 92661
ACCESSORY DWELLING UNIT
N
SHEET INDEX
1. VISIT THE SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS TO BETTERUNDERSTAND THE REQUIREMENTS OF THE CONTRACT DOCUMENTS. VERIFY ALL DIMENSIONS,ELEVATIONS AND CONDITIONS PRIOR TO BEGINNING ANY WORK AND NOTIFY THE ARCHITECT
OF ANY DISCREPANCIES. DO NOT SCALE DRAWINGS.
2. SOLELY AS A CONVENIENCE TO THE OWNER AND CONTRACTOR, THE ARCHITECT MAY INCLUDE
DOCUMENTS (OR INCORPORATE RECOMMENDATIONS) PREPARED BY CERTAIN OWNERCONSULTANTS INTO THE DOCUMENTS ISSUED BY THE ARCHITECT. IT IS EXPRESSLYUNDERSTOOD AND AGREED THAT FOR ANY INFORMATION PROVIDED BY SAID CONSULTANTS,
THE ARCHITECT ASSUMES NO LIABILITY, REGARDLESS OF SUCH INCLUSION.
3. IN THE EVENT OF A DISCREPANCY BETWEEN PLANS AND SPECIFICATIONS, THE MORE
STRINGENT REQUIREMENT SHALL APPLY.
4. ALL WORK AND MATERIALS SHALL CONFORM TO THE LATEST BUILDING CODE (AS AMENDED),ALL ORDINANCES AND REGULATIONS OF THE CITY OR COUNTY WITH JURISDICTION AND ANYSPECIAL REQUIREMENTS INDICATED IN THE BUILDING SUMMARY OR THESE GENERAL NOTES.
5. ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOBSITE CONDITIONS. COMPLY WITHSAFETY REGULATIONS AND RESTRICTIONS AS REQUIRED FOR WORKER AND PEDESTRIANPROTECTION DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT. PROVIDEPROTECTION AS REQUIRED TO PREVENT ANY DAMAGE TO EXISTING CONSTRUCTION WITHIN
AND ADJACENT TO THE JOBSITE. WHERE DAMAGE OCCURS, REPAIR OR REPLACE DAMAGEDAREA AND/OR MATERIAL AS REQUIRED TO THE OWNER'S APPROVAL AT NO ADDITIONAL COST.
6. BRING ANY REVISION OR ADDITIONAL WORK REQUIRED BY FIELD CONDITIONS OR LOCALGOVERNING AUTHORITIES TO THE ATTENTION OF THE ARCHITECT BEFORE PROCEEDING.
7. THE CONTRACT DOCUMENTS ARE COMPLEMENTARY AND WHAT IS REQUIRED BY ONE SHALLBE AS BINDING AS IF REQUIRED BY ALL; PERFORMANCE BY THE CONTRACTOR SHALL BEREQUIRED TO THE EXTENT CONSISTENT WITH THE CONTRACT DOCUMENTS AND REASONABLY
INFERABLE FROM THEM AS BEING NECESSARY TO PRODUCE THE INDICATED RESULTS. IN THEEVENT OF INCONSISTENCIES WITHIN OR BETWEEN PARTS OF THE CONTRACT DOCUMENTS ORBETWEEN THE CONTRACT DOCUMENTS AND APPLICABLE STANDARDS, CODES AND
ORDINANCES, THE CONTRACTOR SHALL (I) PROVIDE THE BETTER QUALITY OR GREATERQUANTITY OR WORK OR (II) COMPLY WITH THE MORE STRINGENT REQUIREMENT; EITHER ORBOTH IN ACCORDANCE WITH THE ARCHITECT’S INTERPRETATION.
8. ANY DISCREPANCIES NOTED SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT FORCLARIFICATION PRIOR TO BEGINNING WORK.
9. ALL STRUCTURAL, PLUMBING, MECHANICAL AND ELECTRICAL INFORMATION SHOWN ON THEDRAWINGS ARE FOR REFERENCE ONLY. REFER TO CONSULTANTS DRAWINGS PREPARED BYTHE ENGINEER IF APPLICABLE.
10. APPROVED SET OF PLANS FOR BUILDING, FIRE SPRINKLER, FIRE ALARM, ETC. SHALL BE ONTHE JOB SITE DURING CONSTRUCTION AND NO INSPECTIONS WILL BE MADE WITHOUT
COMPLIANCE WITH THE ABOVE PROVISION.
CONSTRUCTION NOTES
NUMBER NAME
GENERAL
A0.00. COVER SHEET
A0.55. WALL AND FLOOR ASSEMBLIES
A0.56. FIRE SEPARATION PLANS AND SECTIONS
A1.00. DEMO PLANS AND FLOORPLANS
A1.01. ADU PLANS AND ELEVATIONS
3/16" = 1' 0"
1ADU SITE PLAN
PA2022-088
1 HOUR WALL
SEPARATIONS:
EXISTING WALL TO REMAIN
AREA OF BUILDING NOT IN SCOPE OF PROJECT
WALL TYPE TAGA# #/#
WALL STRUCTURAL FRAME WIDTH
FURRING WIDTH
WALL TYPE
1. THE OUTERMOST LAYER OF GYPSUM BOARD SHOULD BE HELD CLEAR OF THE FLOOR BY NOMORE THAN 1/4" AND THE GAP CAULKED WITH A RESILIENT NON HARDENING ACOUSTICALSEALANT. SEALANT IS NOT REQUIRED FOR INNER LAYERS. INSTALL ACCORDING TO CURRENTASTM STANDARDS, STANDARD PRACTICE OF USE OF SEALANTS IN ACOUSTICAL APPLICATION.
2. OUTLET BOXES IN SOUND RATED WALLS CANNOT BE BACK TO BACK. THEY MUST BESEPARATED BY ONE STUD BAY, MINIMUM. USE METAL OUTLET BOXES AND INSTALL OUTLETBOX PADS (FIRE RATED AS REQUIRED) ON ALL OUTLET BOXES. PLUG ALL UNUSEDKNOCKOUTS. CAULK BETWEEN THE OUTLET BOX AND GYPSUM BOARD WITH ACOUSTICAL
SEALANT. ELECTRICAL DRAWINGS SHOULD NOTE THAT ELECTRICAL CONDUIT SHOULD ONLYRUN THROUGH THE STUDS ON THE SIDE SERVED.
3. PENETRATIONS FOR CONDUIT AND SMALL PIPING IN DEMISING PARTITIONS SHOWN SHOULDHAVE NO CONTACT WITH THE WALL ASSEMBLY. THESE PENETRATIONS SHOULD NEVER COMEINTO CONTACT WITH THE GYPSUM BOARD; THEY SHOULD BE SEALED.
4. INSTALLATION SHOULD BE ACCORDING TO CURRENT ASTM STANDARDS, STANDARDPRACTICE FOR INSTALLING SOUND ISOLATING LIGHTWEIGHT PARTITIONS.
5. ALL EXTERIOR JOINTS AND OPENINGS IN THE BUILDING THAT ARE OBSERVABLE SOURCES OFAIR LEAKAGE SHALL BE CAULKED, GASKETED, WEATHERSTRIPPED OR OTHERWISE SEALED.
A. SOUND SEPARATION REQUIREMENTS
1. WALL AND FLOOR CEILING ASSEMBLIES SEPARATING DWELLING UNITS OR GUEST ROOMSFROM EACH OTHER AND FROM PUBLIC OR SERVICE AREAS SUCH AS INTERIOR CORRIDORS,GARAGES AND MECHANICAL SPACES SHALL PROVIDE AIRBORNE SOUND INSULATION FOR
WALLS, AND BOTH AIRBORNE AND IMPACT SOUND INSULATION FOR FLOOR CEILINGASSEMBLIES. ALL SUCH SEPARATING WALLS AND FLOOR CEILING ASSEMBLIES SHALLPROVIDE AN AIRBORNE SOUND INSULATION EQUAL TO THAT REQUIRED TO MEET A SOUND
TRANSMISSION CLASS (STC) OF 50 (DN OF 45 IF FIELD TESTED). ALL SEPARATING FLOOR CEILING SHALL PROVIDE IMPACT SOUND INSULATION EQUAL TO THAT REQUIRED TOMEET AN IMPACT INSULATION CLASS (IIC) OF 50 (FIIC OF 45 IF FIELD TESTED). 1207.6.1, 1207.7,
1207.8
2. IDENTIFY ALL SOUND RATED PARTITIONS ON FLOOR PLANS.
3. PROVIDE CONSTRUCTION DETAILS SHOWING THAT SOUND RATED WALL ASSEMBLIES AREBUILT TO ACHIEVE AN STC RATING OF 50. 1207.9
4. PROVIDE CONSTRUCTION DETAILS SHOWING THAT FOR SOUND RATED FLOOR CEILINGASSEMBLIES ARE BUILT TO ACHIEVE AN IIC AND STC RATING OF AT LEAST 50. 1207.9
5. CONSTRUCTION DETAILS SHALL REFERENCE THE TESTED ASSEMBLYUSED TO ACHIEVE THE STATED STC AND/OR IIC RATING. TESTED ASSEMBLIES LISTED IN THEFOLLOWING PUBLISHED DOCUMENTS ARE ACCEPTABLE:A. CATALOG OF STC AND IIC RATINGS FOR WALL AND FLOOR CEILING ASSEMBLIES ASPUBLISHED BY THE CALIFORNIA DEPARTMENT OF HEALTH SERVICES’ OFFICE OF NOISECONTROL
B. FIRE RESISTANCE DESIGN MANUAL AS PUBLISHED BY THE GYPSUM ASSOCIATIONC. INFORMATION BULLETIN P/BC 2020 069 AS PUBLISHED BY THE LOS ANGELESDEPARTMENT OF BUILDING AND SAFETY. 1207.9
6. CONSTRUCTION DETAILS BASED ON TESTED ASSEMBLIES CONDUCTED BY A LOS ANGELESAPPROVED TESTING AGENCY SHALL INCORPORATE THE CORRESPONDING REPORT INTO THE
PLANS. STC RATINGS SHALL BE TESTED IN ACCORDANCE WITH ASTM E90 AND E413. ICCRATINGS SHALL BE TESTED IN ACCORDANCE WITH ASTM E492. 1207.7, 1207.8, 1207.9
C1 4
WALL FINISH (WHERE OCCURS)
UNIT INTERIOR
NOTE GA WP 3242 SEE THIS SHEETMIN. STC: 50
UNIT INTERIOR
5/8" GYPSUM BOARD
RESILIANT CHANNEL
WOOD STUD
WALL FINISH (WHERE OCCURS)
5/8" GYPSUM BOARD
1 HOUR ASSEMBLYE1 GA FC 5112 SEE SHEET THIS SHEETMIN STC: 50
WOOD JOISTS
FINISH FLOORING
ACOUSTIC BATT INSULATION
TYPE 'X' GYPSUM BOARD
SOUND REDUCTION MATT
GYPSUM FLOOR TOPPING
RESILIANT CHANNEL
DESIGNER
1448 N. Anaheim Place
Long Beach, CA 90804
CLIENT: FOR REFERNCE ONLYSCALE:
ARCHITECT
As indicated
WALL AND FLOORASSEMBLIES
A0.55.BALBOA BLVD. UNIT PLANS1216 WEST BALBOA BLVD.NEWPORT BEACH, CA 92661MATTHEW FIRTHURBANEER INVESTMENT PARTNERS930 PACIFIC AVENUE, SUITE 110LONG BEACH, CA 90813(424) 535 0025
FLICENSESTATE
D
O
A RCHIT
ECTCA L IF ORNIA05-31-2023
RENEWAL
DATE
C-37938KellenJamesSpa
f
f
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dGRAPHIC LEGEND
GRAPHIC LEGEND
SOUND TRANSMISSION NOTES
1 1/2" = 1' 0"
11 HR. INTERIOR UNIT PARTITION
1 1/2" = 1' 0"
21 HR. FLOOR CEILING ASSEMBLY
PA2022-088
DN UP
1 HOUR WALL
SEPARATIONS:
EXISTING WALL TO REMAIN
AREA OF BUILDING NOT IN SCOPE OF PROJECT
WALL TYPE TAGA# #/#
WALL STRUCTURAL FRAME WIDTH
FURRING WIDTH
WALL TYPE
1. THE OUTERMOST LAYER OF GYPSUM BOARD SHOULD BE HELD CLEAR OF THE FLOOR BY NO MORE THAN 1/4" AND THE GAP CAULKED WITH A RESILIENT NON HARDENING ACOUSTICAL SEALANT. SEALANT IS NOT REQUIRED FOR INNER LAYERS. INSTALL ACCORDING TO CURRENT ASTM STANDARDS, STANDARD PRACTICE OF USE OF SEALANTS IN ACOUSTICAL APPLICATION.
2. OUTLET BOXES IN SOUND RATED WALLS CANNOT BE BACK TO BACK. THEY MUST BE SEPARATED BY ONE STUD BAY, MINIMUM. USE METAL OUTLET BOXES AND INSTALL OUTLET BOX PADS (FIRE RATED AS REQUIRED) ON ALL OUTLET BOXES. PLUG ALL UNUSED KNOCKOUTS. CAULK BETWEEN THE OUTLET BOX AND GYPSUM BOARD WITH ACOUSTICAL
SEALANT. ELECTRICAL DRAWINGS SHOULD NOTE THAT ELECTRICAL CONDUIT SHOULD ONLY RUN THROUGH THE STUDS ON THE SIDE SERVED.
3. PENETRATIONS FOR CONDUIT AND SMALL PIPING IN DEMISING PARTITIONS SHOWN SHOULD HAVE NO CONTACT WITH THE WALL ASSEMBLY. THESE PENETRATIONS SHOULD NEVER COME INTO CONTACT WITH THE GYPSUM BOARD; THEY SHOULD BE SEALED.
4. INSTALLATION SHOULD BE ACCORDING TO CURRENT ASTM STANDARDS, STANDARD PRACTICE FOR INSTALLING SOUND ISOLATING LIGHTWEIGHT PARTITIONS.
5. ALL EXTERIOR JOINTS AND OPENINGS IN THE BUILDING THAT ARE OBSERVABLE SOURCES OF AIR LEAKAGE SHALL BE CAULKED, GASKETED, WEATHERSTRIPPED OR OTHERWISE SEALED.
A. SOUND SEPARATION REQUIREMENTS
1. WALL AND FLOOR CEILING ASSEMBLIES SEPARATING DWELLING UNITS OR GUEST ROOMS FROM EACH OTHER AND FROM PUBLIC OR SERVICE AREAS SUCH AS INTERIOR CORRIDORS, GARAGES AND MECHANICAL SPACES SHALL PROVIDE AIRBORNE SOUND INSULATION FOR
WALLS, AND BOTH AIRBORNE AND IMPACT SOUND INSULATION FOR FLOOR CEILING ASSEMBLIES. ALL SUCH SEPARATING WALLS AND FLOOR CEILING ASSEMBLIES SHALL PROVIDE AN AIRBORNE SOUND INSULATION EQUAL TO THAT REQUIRED TO MEET A SOUND
TRANSMISSION CLASS (STC) OF 50 (DN OF 45 IF FIELD TESTED). ALL SEPARATING FLOOR CEILING SHALL PROVIDE IMPACT SOUND INSULATION EQUAL TO THAT REQUIRED TO MEET AN IMPACT INSULATION CLASS (IIC) OF 50 (FIIC OF 45 IF FIELD TESTED). 1207.6.1, 1207.7,
1207.8
2. IDENTIFY ALL SOUND RATED PARTITIONS ON FLOOR PLANS.
3. PROVIDE CONSTRUCTION DETAILS SHOWING THAT SOUND RATED WALL ASSEMBLIES ARE BUILT TO ACHIEVE AN STC RATING OF 50. 1207.9
4. PROVIDE CONSTRUCTION DETAILS SHOWING THAT FOR SOUND RATED FLOOR CEILING ASSEMBLIES ARE BUILT TO ACHIEVE AN IIC AND STC RATING OF AT LEAST 50. 1207.9
5. CONSTRUCTION DETAILS SHALL REFERENCE THE TESTED ASSEMBLY USED TO ACHIEVE THE STATED STC AND/OR IIC RATING. TESTED ASSEMBLIES LISTED IN THE FOLLOWING PUBLISHED DOCUMENTS ARE ACCEPTABLE: A. CATALOG OF STC AND IIC RATINGS FOR WALL AND FLOOR CEILING ASSEMBLIES AS PUBLISHED BY THE CALIFORNIA DEPARTMENT OF HEALTH SERVICES’ OFFICE OF NOISE CONTROL
B. FIRE RESISTANCE DESIGN MANUAL AS PUBLISHED BY THE GYPSUM ASSOCIATION C. INFORMATION BULLETIN P/BC 2020 069 AS PUBLISHED BY THE LOS ANGELES DEPARTMENT OF BUILDING AND SAFETY. 1207.9
6. CONSTRUCTION DETAILS BASED ON TESTED ASSEMBLIES CONDUCTED BY A LOS ANGELES APPROVED TESTING AGENCY SHALL INCORPORATE THE CORRESPONDING REPORT INTO THE
PLANS. STC RATINGS SHALL BE TESTED IN ACCORDANCE WITH ASTM E90 AND E413. ICC RATINGS SHALL BE TESTED IN ACCORDANCE WITH ASTM E492. 1207.7, 1207.8, 1207.9
ADJACENT PROPERTYADJACENT PROPERTY
PROPERTY LINE
NOT IN SCOPE
3
A0.56.
_______
4
A0.56.
_______
ALLEY
CENTERLINE8' 0" TO ALLEY_______
A0.56.
5
_______
A0.56.
6
FSD14' 0"FSD4' 7 1/2"FSD9' 0"3' 0"_______
A0.56.
7
4' 8"
ALLEY
ADJACENT
PROPERTY
ADJACENT
PROPERTY
PROPERTY LINE
NOT IN SCOPE NOT IN SCOPE
3
A0.56.
_______
4
A0.56.
_______CENTERLINE8' 0" TO ALLEYFSD
4' 7 1/2"FSD14' 0"FSD9' 0"_______
A0.56.
5
_______
A0.56.
6
3' 0"C1 6
C1 6
C1 6
C1 6
LOCATION OF RELOCATED ELECTRICAL PANELS
_______
A0.56.
7
LEVEL 1 (E)+0' 0" (EL. +9.6)
ADU MAX16' 0" (EL.+25.6)
ADU LEVEL 28' 0" (EL.+17.6)
E1
FSD9' 0"
C1 6 C1 6
FSD14' 0"CENTERLINE OF ALLEYNOT IN SCOPE
NOT IN SCOPE
7' 0"6' 11 1/2"15' 11" TOP OF ROOFLEVEL 1 (E)+0' 0" (EL. +9.6)LEVEL 1 (E)+0' 0" (EL. +9.6)
LEVEL 2 (E)+18.44
ADU MAX16' 0" (EL.+25.6)
ADU LEVEL 28' 0" (EL.+17.6)
E1
C1 6 C1 6
NOT IN SCOPE
NOT IN SCOPE
15' 11" TOP OF ROOFLEVEL 1 (E)+0' 0" (EL. +9.6)
(E) ROOF20' 0" (EL.+29.6)
ADU MAX16' 0" (EL.+25.6)
ADU LEVEL 28' 0" (EL.+17.6)
4
A0.56.
_______
FSD 3' 5'CENTERLINE OF ALLEYALLOWABLE OPENING AREA = 3' 5' = 15%
LEVEL 1 LEVEL 2280 SF x 15% = 42 SF ALLOWED UNPROTECTED40 SF PROVIDED UNPROTECTED (14%)15' 8" ROOF15' 11" TOP OF ROOFLEVEL 1 (E)+0' 0" (EL. +9.6)
(E) ROOF20' 0" (EL.+29.6)
ADU MAX16' 0" (EL.+25.6)
ADU LEVEL 28' 0" (EL.+17.6)
3
A0.56.
_______8' 0"7' 8"20' 0"FSD 15' 20'EXISTING BUILDING
ALLOWABLE OPENING AREA = 15' 20' = 75%
LEVEL 1 LEVEL 2317.0 SF x 75% = 237.75 SF ALLOWED UNPROTECTED70 SF PROVIDED UNPROTECTED (22%)15' 11" TOP OF ROOFLEVEL 1 (E)+0' 0" (EL. +9.6)
(E) ROOF20' 0" (EL.+29.6)
ADU MAX16' 0" (EL.+25.6)
ADU LEVEL 28' 0" (EL.+17.6)PROPERTY LINEFSD 5' 10'
NOT IN SCOPE
NOT IN SCOPE
ALLOWABLE OPENING AREA = 5' 10' = 25%
LEVEL 1 LEVEL 2247.0 SF x 25% =
61.75 SF ALLOWED UNPROTECTED26 SF PROVIDED UNPROTECTED (11%)15' 8" ROOF15' 11" TOP OF ROOFDESIGNER
1448 N. Anaheim Place
Long Beach, CA 90804
CLIENT: FOR REFERNCE ONLYSCALE:
ARCHITECT
1/8" = 1'/0"
FIRE SEPARATION PLANSAND SECTIONS
A0.56.BALBOA BLVD. UNIT PLANS1216 WEST BALBOA BLVD.NEWPORT BEACH, CA 92661MATTHEW FIRTHURBANEER INVESTMENT PARTNERS930 PACIFIC AVENUE, SUITE 110LONG BEACH, CA 90813(424) 535 0025FLICENSESTATE
D
O
A RCHIT
ECTCA L IF ORNIA05-31-2023
RENEWAL
DATE
C-37938KellenJamesSpa
f
f
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r
dGRAPHIC LEGEND
GRAPHIC LEGEND
SOUND TRANSMISSION NOTES
1/8" = 1' 0"
1ADU FIRE SEPARATION PLAN LEVEL 2
1/8" = 1' 0"
2ADU FIRE SEPARATION PLAN LEVEL 1
1/8" = 1' 0"
3FIRE SEPARATION DISTANCE SECTION 2
1/8" = 1' 0"
4FIRE SEPARATION DISTANCE SECTION 1
1/8" = 1' 0"
5FIRE SEPARATION DISTANCE ELEVATION SIDE
* MAXIMIM AREA OF ALLOWABLE EXTERIOR WALL OPENINGS BASED ON FIRE SEPARATION DISTANCE PER 2019 CBC TABLE 705.8
1/8" = 1' 0"
6FIRE SEPARATION DISTANCE ELEVATION REAR
* MAXIMIM AREA OF ALLOWABLE EXTERIOR WALL OPENINGS BASED ON FIRE SEPARATION DISTANCE PER 2019 CBC TABLE 705.8
1/8" = 1' 0"
7
FIRE SEPARATION DISTANCE ELEVATION
INTERIOR
* MAXIMIM AREA OF ALLOWABLE EXTERIOR WALL OPENINGS BASED ON FIRE SEPARATION DISTANCE PER 2019 CBC TABLE 705.8
PA2022-088
RUP
RDN
R
ALLEY
ADJACENT PROPERTYADJACENT PROPERTY
PROPERTY LINE
NOT IN SCOPE NOT IN SCOPE
3
A0.56.
_______
4
A0.56.
_______
WATER HEATER EQUIPMENT TO BE RELOCATED TO EXISTING STORAGE ROOM
LOCATION OF RELOCATED ELECTRICAL PANELS
LOCATION OF EXISTING TRASH CANS TO REMAINALLEY
ADJACENT PROPERTYADJACENT PROPERTY
PROPERTY LINE
NOT IN SCOPE
3
A0.56.
_______
4
A0.56.
_______6' 0"17' 2"4' 7 1/2"18' 6 1/8"4' 8"(E) BALCONY(NOT AN EXISTING EGRESS)EXISTING WALL TO REMAIN
NEW CONSTRUCTION TO MATCH EXISTING ADJACENT
AREA OF BUILDING NOT IN SCOPE OF PROJECT
ELEMENT TO BE REMOVED AND/OR DEMOLISHED
WALKWAY OR ELEMENT ON LEVEL ABOVE
(E) ELEC. PANELS TO
BE REMOVED ANDRELOCATED
ALLEY
ADJACENT PROPERTYADJACENT PROPERTY
PROPERTY LINE
NOT IN SCOPE NOT IN SCOPE
(E) EXTERIOR DOORS TO
BE REMOVED ANDWALL INFILLED TOMATCH EXISTING WALL
(E) WATER HEATERROOM INCLUDING WHEQUIPMENT ANDSURROUNDING WALLSTO BE REMOVED
(E) GARAGE DOOR TOBE REMOVED TO
CREATE OPENCARPORT
(E) REAR YARD TO BECLEARED AND READY FORNEW CONSTRUCTION,REMOVAL OF BIKE RACKS,
BBQ, AND SEATING, TYP LOCATION OF EXISTING TRASH CANS TO REMAIN
(E) BIKE RACKS TO BE
REMOVED
(E) BBQ AND SEATINGTO BE REMOVED
ALLEY
ADJACENT PROPERTYADJACENT PROPERTY
PROPERTY LINE
NOT IN SCOPE(E) REAR YARD BELOW
DESIGNER
1448 N. Anaheim Place
Long Beach, CA 90804
CLIENT: FOR REFERNCE ONLYSCALE:
ARCHITECT
As indicated
DEMO PLANS ANDFLOORPLANS
A1.00.BALBOA BLVD. UNIT PLANS1216 WEST BALBOA BLVD.NEWPORT BEACH, CA 92661MATTHEW FIRTHURBANEER INVESTMENT PARTNERS930 PACIFIC AVENUE, SUITE 110LONG BEACH, CA 90813(424) 535 0025
1. NO STRUCTURAL CHANGES OR MODIFICATIONS IN SCOPE OFPROJECT. ALL EXISTING WALLS, BEAMS, COLUMNS, AND
ADDITIONAL STRUCTURAL MEMBERS TO REMAIN AS IS.
2. NO CHANGES OR MODIFICATIONS TO THE FIRE RATED WALL,
FLOOR, OR CEILING ASSEMBLIES BETWEEN UNITS AREPROPOSED IN THE SCOPE OF PROJECT. GC TO MAINTAIN ALLEXISTING ASSEMBLIES AND PATCH OR REPAIR AS NEEDED.
3. NO CHANGES OR MODIFICATIONS TO THE SOUND RATING OFWALL, FLOOR, OR CEILING ASSEMBLIES BETWEEN UNITSARE PROPOSED IN THE SCOPE OF PROJECT. GC TO MAINTAINALL EXISTING ASSEMBLIES AND PATCH OR REPAIR ASNEEDED.
4. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDEDALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL.
5. ALL PENETRATIONS INTO SOUND RATED PARTITIONS OFFLOOR CEILING ASSEMBLIES SHALL BE SEALED WITH
APPROVED PERMANENT REILIENT SEALANT.
6. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND
APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALLBE ISOLATED FROM THE BUILDING CONSTRUCTION BYMEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4"
THICK APPROVED RESILIENT MATERIAL. EXCEPTION: GASPIPING NEED NOT BE ISLOATED.
7. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED.
8. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOISTSPACES TO A POINT 12" BEYOND THE PIPE OF DUCT,WHENEVER A PLUMBING PIPE OR DUCT PENETRATES AFLOOR CEILING ASSEMBLY OR WHERE SUCH UNIT PASSESTHROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLYWITHIN A WALL.
SHEET NOTES
FLICENSESTATE
D
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A RCHIT
ECTCA L IF ORNIA05-31-2023
RENEWAL
DATE
C-37938KellenJamesSpa
f
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dGRAPHICS LEGEND
3/16" = 1' 0"
1ADU FLOORPLAN LEVEL 1
3/16" = 1' 0"
2ADU FLOORPLAN LEVEL 2
3/16" = 1' 0"
3EXISTING DEMO PLAN LEVEL 1
3/16" = 1' 0"
4EXISTING DEMO PLAN LEVEL 2
PA2022-088
DN
R
3
A0.56.
_______
4
A0.56.
_______
_______
A1.01.
4
_______
A1.01.
3
4' 6"
14' 5"
LOCATION OF RELOCATED ELECTRICAL PANELS
3' 0"3' 0"17' 2"4' 7 1/2"18' 6 1/8"6 3/4"
4' 4"2' 6 3/4"CARPORT
3
A0.56.
_______
4
A0.56.
_______3' 0"3' 0"17' 2"4' 4"
4' 4"2' 6"
7' 11 1/4"9' 3 1/4"LEVEL 1 (E)+0' 0" (EL. +9.6)
(E) ROOF20' 0" (EL.+29.6)
ADU MAX16' 0" (EL.+25.6)
ADU LEVEL 28' 0" (EL.+17.6)
3
A0.56.
_______8' 0"8' 0"20' 0"16' 0"SEPARATION6 3/4"
LEVEL 1 (E)+0' 0" (EL. +9.6)
(E) ROOF20' 0" (EL.+29.6)
ADU MAX16' 0" (EL.+25.6)
ADU LEVEL 28' 0" (EL.+17.6)
4
A0.56.
_______8' 0"8' 0"16' 0"DESIGNER
1448 N. Anaheim Place
Long Beach, CA 90804
CLIENT: FOR REFERNCE ONLYSCALE:
ARCHITECT
1/4" = 1'/0"
ADU PLANS ANDELEVATIONS
A1.01.BALBOA BLVD. UNIT PLANS1216 WEST BALBOA BLVD.NEWPORT BEACH, CA 92661MATTHEW FIRTHURBANEER INVESTMENT PARTNERS930 PACIFIC AVENUE, SUITE 110LONG BEACH, CA 90813(424) 535 00251/4" = 1' 0"
1ADU UNIT PLAN LEVEL 1
1/4" = 1' 0"
2ADU UNIT PLAN LEVEL 2
1/4" = 1' 0"
3ELEVATION REAR
1/4" = 1' 0"
4ELEVATION SIDE
FLICENSESTATE
D
O
A RCHIT
ECTCA L IF ORNIA05-31-2023
RENEWAL
DATE
C-37938KellenJamesSpa
f
f
o
r
dPA2022-088
C-1.0GRADING PLANIN THE CITY OF NEWPORT BEACHSTATE OF CALIFORNIAGeneral Notes1. A copy of the grading permit andapproved grading plans shall be in thepossession of a responsible person andavailable at the site at all times.2. Any modifications of, or changes to,approved grading plans shall beapproved by the City Engineer prior toimplementation in the field.3. All graded sites shall have drainageswales, berms and other drainagedevices approved at the rough gradingstage.4. The Field Engineer shall set drainagestakes for all drainage devices.5. All storm drain work shall be done undercontinuous inspection by the FieldEngineer. Weekly status reports shall besubmitted by the Field Engineer to theEngineering Services Division.6. Final grading shall be approved beforeoccupancy of buildings will be allowed.7. Construction of the retaining wall(s)shown on these plans requires aseparate permit from the Building &Safety Division.8. All subdrain outlets shall be surveyed forline and elevation. This shall be shown onthe as-built grading plan included in thefinal geotechnical and geology report.9. The faces of cut and fill slopes shall beprepared and maintained to controlerosion. This control shall consist of jutenetting and effective planting, or otherdevices satisfactory to the City Engineer.10. A preventive program to protect theslopes from potential damage fromburrowing rodents is required. Ownershall inspect slopes periodically forevidence of burrowing rodents and at firstevidence of their existence shall employan exterminator for their removal.11. Where necessary, check dams, cribbing,riprap, or other devices or methods shallbe employed for erosion control. Jutenetting shall be immediately installed onany slopes having a vertical height ofseven feet or more and steeper than 3:1(H:V) to minimize or control erosionproblems.12. Roof drainage shall be diverted fromgraded slopes.13. All construction and grading within StormDrain easement shall be per approvedStorm Drain plan.Additional Grading NotesAll grading slopes shall be planted and sprinkled.A. Standard 12 inch high berm is required at top of allgraded slopes.B. No fill to be placed, until the city grading inspector hasinspected and approved the bottom excavation.C. Man-made fill shall be compacted to a minimumrelative compaction of 90% max. dry density within 40feet below finish grade and 93% of max. dry densitydeeper than 40 feet below finish grade, unless a lowerrelative compaction (not less than 90% of max. drydensity) is justified by the soils engineer.D. Temporary erosion control to be installed betweenOctober 1 and April 15. Obtain Grading Inspector’s andDepartment of Public Works approval of proposedprocedures. [>200 CY]Inspection Notes1. The permittee or their agent shall notify theEngineering Services Division at least one working dayin advance of required inspections at following stagesof the work:a. Pre-grade item.b. Initial. When the site has been cleared of vegetationand unapproved fill and it has been scarified, benchedor otherwise prepared for fill. No fill shall be placedprior to this inspection.c. Rough. When approximate final elevations have beenestablished; drainage terraces, swales and bermsinstalled at the top of the slopes;d. Final. When grading has been completed; all drainagedevices installed; slope planting established, irrigationsystems installed and the Record Drawings (As-BuiltPlans), required statements, and reports have beensubmitted.2. In addition to the inspection required by theEngineering Services Division for Regular Grading,reports and statements shall be submitted to the CityEngineer Geology and Soils Notes3. All recommendations included in the consultant's soiland geology reports shall be complied with and are apart of the grading specifications.4. Grading operations shall be conducted under periodicgeologic inspection with monthly inspection reports tobe submitted to the Engineering Services Division.5. The Consulting Geologist shall approve rough gradingby final report prior to approval by the City Engineer.The final report shall include an as-built Geologic Map.Address:1216 West Balboa Boulevard, NewportBeach, CA 92661Assessor's Parcel Number047-234-14Property OwnerURBANEER INVESTMENT PARTNERS, LLCOwner's or Responsible Agent's Signature______________________BENCHMARK:DESCRIBED BY OCS 2014-FOUND 4" OCSALUMINUM BENCHMARK DISK STAMPED"1E-123-14", ON THE NORTHWEST CORNEROF A 4 FEET CATCH BASIN. MONUMENT ISLOCATED ALONG THE NORTH SIDE OF W.BALBOA BOULEVARD, 29' WEST OF THE C/LOF 13TH STREET. @ ADDRESS 1300.MONUMENT IS LEVEL WITH THESIDEWALK.NAVD88 YEAR LEVELED7.217' 2015TOPOGRAPHIC SURVEY:TOPOGRAPHIC SURVEY PREPARED BYAPOLLO LAND SURVEYING, INC6400 E. WASHINGTON BLVD.COMMERCE, CA 90040LEGAL DESCRIPTION:LOTS 5-6 OF BLOCK 112 OF TRACT MAP NO.-234, IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA,AS PER MAP RECORDED IN M.M. 13, PAGES36-37 OF MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTYPA2022-088
B A L B O A B O U L E V A R DT W E L F T H S T R E E T A L L E Y UNIT # 1F.F. 10.05UNIT # 3UNIT # 5GARAGEF.S. 9.60GARAGEF.S. 9.60F.F. 10.05F.F. 10.05N17°28'30"E100.00'N72°31'30"W 62.32'80.00'N72°31'30"W 62.32'N17°28'30"E100.00'80.00'8 0 '10'20'10'1223242 355556778100.00'62.32'1223242 355556778C-2.01. ALL DIMENSIONS ARE IN FEET UNLESS NOTEDOTHERWISE.NOTES:CONSTRUCTION NOTES:GRADING PLANIN THE CITY OF NEWPORT BEACHSTATE OF CALIFORNIALEGENDPROPERTY LINEADJACENT PROPERTY LINECENTERLINEEASEMENTEASEMENT E.A.E.EASEMENT OPEN SPACEHARDSCAPEBUILDING LINEBENCHMARKCLEAN OUTGAS METERUTILITY POLE W/ GUY WIREVALVECATCH BASIN / DROP INLETWATER METERUTILITY BOX (SIZE VARIES)SIGNTREE W/ SIZE AND ELEVATIONPOSTEXISTING SPOT ELEVATIONCONCRETEFENCEEDGE OF PAVEMENTEDGE DIRT ROADSINGLE TREETREES AND BRUSHSANITARY SEWERSTORM DRAINWATERJOINT TRENCHNEW CONSTRUCTION LINENEW BACKYARD PAVING1. NEW ADU, FINISH FLOOR AND PAD ELEVATIONS PER PLANS2. REMOVE EXISTING STAMPED CONCRETE PAVERS3. CONSTRUCT STAMPED CONCRETE V-GUTTER PAVERS,MATCH EXISTING4. RECONSTRUCT STAMPED CONCRETE PAVERS, SLOPEPER PLANS5. ROOF GUTTER DOWNSPOUT AND SPLASH BOXLOCATIONS. SEE DETAILS HEREIN6. RELOCATE EXISTING ELECTRICAL PANEL7. LIMITS OF WORK8. CONNECT 58" HDPE WATER LATERAL PIPE ANDASSOCIATED METER AND BACKFLOW ASSEMBLY PERTHE CITY OF NEWPORT BEACH STANDARDSPROPOSED SPOT ELEVATIONPA2022-088
A L L E YUNIT # 3UNIT # 5GARAGEF.S. 9.60GARAGEF.S. 9.60F.F. 10.05F.F. 10.05100.00'N72°31'30"W 62.32'N17°28'30"E100.00'C-3.0GRADING PLANIN THE CITY OF NEWPORT BEACHSTATE OF CALIFORNIATemporary Sediment ControlSE1 – Silt FenceSE2 – Sediment BasinSE3 – Sediment TrapSE4 – Check DamSE5 – Fiber RollsSE6 – Gravel Bag BermSE7 – Street Sweeping and VacuumingSE8 – Sandbag BarrierSE9 – Straw Bale BarrierSE10 – Storm Drain Inlet ProtectionWind Erosion ControlWE1 – Wind Erosion ControlEquipment Tracking ControlTC1 – Stabilized Construction Entrance/ExitTC2 – Stabilized Construction RoadwayTC3 – Entrance / Outlet Tire WashNon-Stormwater ManagementNS1 – Water Conservation PracticesNS2 – Dewatering OperationsNS3 – Paving and Grinding OperationsNS4 – Temporary Stream CrossingNS5 – Clear Water DiversionNS6 – Illicit Connection / DischargeNS7 – Potable Water / IrrigationNS8 – Vehicle and Equipment CleaningNS9 – Vehicle and Equipment FuelingNS10 – Vehicle and Equipment MaintenanceNS11 – Pile Driving OperationsNS12 – Concrete CuringNS13 – Concrete FinishingNS14 – Material and Equipment UseNS15 – Demolition Adjacent to WaterNS16 – Temporary Batch PlantsErosion ControlEC1 – SchedulingEC2 – Preservation of Existing VegetationEC3 – Hydraulic MulchEC4 – HydroseedingEC5 – Soil BindersEC6 – Straw MulchEC7 – Geotextiles & MatsEC8 – Wood MulchingEC9 – Earth Dikes and Drainage SwalesEC10 – Velocity Dissipation DevicesEC11 – Slope DrainsEC16 - Non-Vegetative StabilizationWaste Management & Material Pollution ControlWM1 – Material Delivery and StorageWM2 – Material UseWM3 – Stockpile ManagementWM4 – Spill Prevention and ControlWM5 – Solid Waste ManagementWM6 – Hazardous Waste ManagementWM7 – Contamination Soil ManagementWM8 – Concrete Waste ManagementWM9 – Sanitary / Septic Waste ManagementWM10 – Liquid Waste ManagementStormwater Pollution Prevention Plan Notes1. Every effort shall be made to eliminate thedischarge of non-stormwater from the project site at alltimes.2. Eroded sediments and other pollutants shall beretained on site and may not be transported from the sitevia sheetflow, swales, area drains, natural drainagecourses, or wind.3. Stockpiles of earth and other construction-relatedmaterials shall be protected from being transported fromthe site by the forces of wind or water.4. Fuels, oils, solvents, and other toxic materialsshall be stored in accordance with their listing and shallnot contaminate the soil and surface waters. All approvedstorage containers shall be protected from the weather.Spills shall be cleaned up immediately and disposed of ina proper manner. Spills shall not be washed into thedrainage system.5. Excess or waste concrete shall not be washed intothe public right-of-way or any other drainage system.Provisions shall be made to retain concrete wastes on siteuntil they can be disposed of as solid waste.6. Trash and construction-related solid wastes shallbe deposited into a covered receptacle to preventcontamination of rainwater and dispersal by wind.7. Sediments and other materials may not be trackedfrom the site by vehicle traffic. The construction entranceroadways shall be stabilized so as to inhibit sedimentsfrom being deposited into the public right-of-way.Accidental depositions shall be swept up immediately andshall not be washed down by rain or other means.8. Any slopes with disturbed soils or denuded ofvegetation shall be stabilized so as to inhibit erosion bywind and water.9. The following BMP's as outlined in, but not limitedto, the “Best Management Practice Handbook, CaliforniaStormwater Quality Task Force,Sacramento, California, the latest revised edition, mayapply during the construction of this project (additionalmeasures may be required if deemed appropriate by Cityinspectors)TC-1SE-1SE-1PA2022-088
PA2022-088