HomeMy WebLinkAboutPA2022-0155_20220920_Plans_36x241011i1i1A1011A101A1011111Section:Section IdentificationSheet DesignationDetail:Detail IdentificationSheet DesignationElevation:Elevation IdentificationSheet DesignationDoor DesignationWall Type DesignationWindow DesignationSpot ElevationElevationGrand CanalC ry s ta l A v eE Ba y F ro n tBalboa AveMarine AveNorth Bay FrontSITEdrawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23Title SheetJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNT1Project Directory:Owner:Beachlife Rentals LLC316 Grand CanalNewport Beach, CA 92662p 619.437.6073jjank555@aol.comProject Architect:christian rice architects, inc.Christian Rice, AIACA Lic. # C-311391127 Loma Ave.Coronado, CA 92118p 619.522.9040cr@christianrice.comCivil Engineer:Civil Scapes Engineering28052 Camino CapistranoSuite 213Laguna Niguel, CA 92677p 949.464.8115info@civilscapes.comStructural Engineer:TBDSymbols:ADJ.AdjacentA.F.F.Above Finish FloorALUM.AluminumALT.AlternateARCH.ArchitecturalAVG.AverageBD.BoardBDLG.BuildingBLKG.BlockingBM.BeamBTWN.BetweenCA.TV.Cable TelevisionCBCCalifornia Building CodeC.I.P.Cast-In-Place ConcreteC.J.Control JointCLG.CeilingCLR.ClearC.M.U.Concrete Masonry UnitCOL.ColumnCONC.ConcreteCONT.ContinuousCPTCarpetC.T.Ceramic TileCTR.CenterC.W.Cold WaterD.F.Douglas FirDIA.DiameterDIM.DimensionD.L.Dead LoadDNDownDWG.DrawingEA.EachE.I.F.SExterior Insulation Finish SystemE.J.Expansion JointELEC.ElectricalELEV.ElevationE.O.S.Edge of SlabEQ.EqualEQUIP.EquipmentEXT.ExteriorF.C.U.Fan Coil UnitF.D.Floor DrainFDN.FoundationArchitectural Abbreviations:P.C.F.Pounds Per Cubic FootPERF.PerforatedP.L.F.Pounds Per Linear FootPLY.PlywoodP.S.F.Pounds Per Square FootP.S.I.Pounds Per Square InchP.T.Pressure TreatedRAGReturn Air GrilleREF.ReferenceREFR.RefrigeratorREQ'D.RequiredREV.RevisionRM.RoomR.O.Rough OpeningSECT.SectionS.F.Square FootSHWR.ShowerSIM.SimilarSPECSSpecificationsSQ.SquareS.S.Stainless SteelSTD.StandardSTL.SteelSUSP.SuspendedSYS.SystemTEL.TelephoneT.O.C.Top Of ConcreteTHK.ThicknessT.O.B.Top Of BeamT.O.S.Top Of SlabT.O.W.Top Of WallTYP.TypicalUBCUniform Building CodeU.O.N.Unless Otherwise NotedV.I.F.Verify In FieldVNR.VeneerV.A.Vinyl TileW/WithW.C.Water ClosetWD.WoodW/DWasher/DryerW/OWithoutWP.WaterproofWT.WeightF.E.Fire ExtinguisherF.F.Finish FloorFLR.FloorF.O.Face ofF.O.CFace of ConcreteF.O.MFace of MasonryF.O.SFace of StudFP.FireplaceFRMG.FramingFTG.FootingG.GasGA.GaugeGALV.GalvanizedG.C.General ContractorG.F.I.Ground Fault InterrupterGL.GlassHDR.HeaderHGR.HangerHORIZ.HorizontalHT.HeightHTG.HeatingHVAC.Heating/Ventilating/Air-ConditioningH.W.Hot WaterINCL.Included/IncludingINFO.InformationINSUL.InsulationINT.InteriorLAV.LavatoryLB.PoundL.F.Linear FootL.L.Live LoadMAX.MaximumMECH.MechanicalMFR.ManufacturerMICROMicrowaveMIN.MinimumMISC.MiscellaneousMTL.MetalN/ANot ApplicableNO.NumberN.T.S.Not To ScaleO.C.On CenterDrawing Index:T1 Title SheetTS1 Topographic SurveyC1 Civil Title SheetC2 Grading PlanC3 Construction Pollution Prevention PlanA1 Site PlanA2 First & Second Floor PlansA3 Third Floor & Roof PlansA4 Area PlansA5 Building ElevationsA6 Building Elevations & SectionsL LanscapeVicinity Map:Deferred Submittals:NOTE*: Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall NOT be installed until their design and submittal documents have been approved by the building official.1) Automatic Fire Sprinklers2) Photovoltaic System3) ElevatorProject Information:Project Description:The project scope of work includes the demolition of the existing duplex on the parcel and the construction of a new, three-story, single-family residence with an attached JADU. Property will still retain two legal dwellingsAssessor's Parcel Number:050-202-05Legal Description:Lot 9 of Tract No. 742, Balboa Island, In the city of Newport Beach, County of Orange, State of California, as per map recorded in book 23, page 42 of miscellaneous maps, in the office of the county recorder of Orange CountyLot Area:2,175 sq. ft.Newport Beach Zoning District: R-B1Coastal Zone: YesConstruction Type:V B - Wood FrameOccupancy Classification:R3Automatic Fire Sprinklers:YesStories:ThreeHeight:29'-0"Off-Street Parking:Required Spaces: 2Provided Spaces: 2 Structural Coverage:N/AFloor Area Ratio (FAR):Allowed: 2,629.43 sq. ft. (150% + 200 sq. ft.)Proposed:2,626.20 sq. ft.Buildable Lot Area:1,619.62 sq. ft.FAR Breakdown:1st Floor: 858.39 sq. ft.Garage: 436.21 sq. ft.2nd Floor: 841.68 sq. ft.JADU: 241.79 sq. ft.3rd Floor: 248.13 sq. ft. Total:2,626.20 sq. ft.Areas not included in FAR:1st Floor Covered Patio: 163 sq. ft.2nd Floor Front Balcony: 125 sq. ft.2nd Floor Rear Balcony: 79 sq. ft.3rd Floor Uncovered Roof Deck: 510 sq. ft.3rd Floor Covered Roof Deck: 48 sq. ft.*NOTE: Covered balconies are open on two sides; see plans and elevations for more information1. This project shall comply with the 2019 California Residential Code that adopts the 2019 CBC, 2019 CMC, 2019 CPC and 2019 CEC.2.All dimensions are to face of stud, concrete or masonry, unless otherwise noted on drawings.3.Contractor shall bring to the attention of the architect any conflict, discrepancy or ambiguity in the contract documents andshall not proceed with any of the work effected thereby until clarification is given by the architect.4.Contractor shall comply with all OSHA requirements.5.If historic grid pattern of sidewalks is damaged during construction, the sidewalk shall be replaced in kind.6.Tempered glass shall be permanently identified and visible when the unit is glazed.7.All windows are to have labels attached by N.F.R.C. showing compliance with energy standards.8.All showerheads for all shower fixtures shall be certified as having a maximum flow rate of no more than 1.8 gpm at 80 psi. If the shower is provided with multiple shower heads, the sum of flow to all the heads shall not exceed 1.8 gpm at 80 psi, or the shower shallbe designed so that only one shower head is on at a time. CGC 4.303.1.9.All lavatory and kitchen faucets shall be fitted with aflow-restricting aerator with a certified, maximum flow rate of no more than 1.5 gpm for lavatory faucets and 1.8 gpm for kitchen faucets per CGC 4.303.1.10.All water closets and associated flushometer valves, if any, shall be certified as using no more than 1.28 gallons per flush and shall meet the performance standards established by the American National Standards Institute Standard A112.19.2.11.Penetrations of fire-resistive walls, floor-ceilings and roof-ceilings shall be protected as required in CBC.12.A miminum of 65% of construction waste and demolition debris is to be recycled and/or salvaged per CGC 4.408.1.13.City will void all designed structural lumber if ripped.14.Only low volume drip or bubbler emitters shall be used to irrigate existing or proposed non-turf, outside landscaping.15.The contractor responsible for the construction of the seismic-force-resisting system shall submit a written Statement of Responsibility to the building official prior to the commencement of workon the system.16.Contractor is to provide an operation and maintenance manual for the owner at the time of final inspection per CGC 4.410.1.17.VOC's must comply with the limitations listed in CGC Section 4.504.3 and Tables 4.504.1, 4.504.2, 4.504.3 and 4.504.5 for: Adhesives, Paints and Coatings, Carpet and Composition Wood Products. CGC Section 4.504.2.18.Prior to final approval, Contractor will complete and sign the Green Building Standards Certification form to be filed with the building department official.19.The moisture content of wood shall not exceed 19% before it is enclosed in construction. Buildings materials with visible signs of water damage should not be used in construction. The moisture content shall be verified by the contractor by one of 3 methods specified under CGC 4.505.3. 20.Contractor shall submit a Construction Waste Management Plan to the jurisdictional agency that regulates waste management, per CGC 4.408.2.21.Concrete slabs will be provided with a capillary break. CGC 4.505.2.1.22.Compliance with the documentation requirements of the 2019 Energy Efficiency Standards is necessary for this project. Registered, signed, and dated copies of the appropriate CF1R, CF2R, and CF3R forms shall be made available at necessary intervals for Building Inspector review. Final completed forms will be available for the building owner.23.During construction, ends of duct openings are to be sealed, and mechanical equipment is to be covered. CGC 4.504.124.Bathroom Exhaust Fans are to be capable of providing 5 air changes per hour, and shall be Energy Star rated, vented directly to the outside.25.The project will comply with the following building codes:-2019 California Green Building Standards Code (CalGreen)-2019 California Fire Code (CFC)-2019 California Building Energy Efficiency Standards (CBEES) Section R106.126.Prior to final inspection, the licensed contractor, architect, or engineer in responsible charge of the overall construction must provide to the building department official written verificationthat all applicable provisions from the Green Building Standards Code have been implemented as part of the construction. CGC 102.3General Notes:Perspective View:revision date notesPA2022-0155
PRECISE GRADING PLAN
FOR JANKIEWICZ RESIDENCE
316 GRAND CANAL
NEWPORT BEACH, CA 92662JOB NO.DATESHEET NO.REVISIONS22036NO. REVISION DATESHEET NO. OF 39/8/202228052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\22036 316 Grand Canal, NB\DWG\22036.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 CONSTRUCTION POLLUTION PREVENTION PLANSHEET INDEX316 GRAND CANALNEWPORT BEACH, CA 92662APN: 050-202-05PRECISE GRADING PLANWILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COMCIVIL ENGINEER1. 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, & ARCHITECTEARTHWORK QUANTITIES1. 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: 316 GRAND CANAL, NEWPORT BEACHAPN: 050-202-05GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIALZONING DISTRICT: R-BI TWO-UNIT RESIDENTIAL, BALBOA ISLANDCOSTAL 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 NOTESARCHITECTCHRISTIAN RICE ARCHITECTS, INC.1127 LOMA AVENUECORONADO, CA 92118619.522.9040RAW CUT 5 CUBIC YARDSRAW FILL100CUBIC YARDSNET 95 CUBIC YARDS (IMPORT)NOTE:SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.NO SCALEVICINITY MAPBLEDSOE GIRON ENGINEERING & SURVEYING, INC.654 S. GLENDORA AVENUEGLENDORA, CA 91740626.335.8782SURVEYORPROJECT SITE316 GRAND CANALPA2022-0155
UPUPUPPROPOSED RESIDENCEFF=9.00FF=9.00FS=8.759.00FF8.75FS3"STEP10.50TW(6.8)FS10.50TW8.75FS8.75FSGFF=7.00(6.7)FS8.75FS,TOPGFF=7.29
7.26GFF,BOT9.00FF,TOP(6.90)FS(6.98)FS7.00FS6.96FS7.26GFF7.22FS1/2"STEP7.04GFF7.00FS1/2"STEP(6.99)FS(6.83)FS6.90FL8.72FL2.9%1.0%7.44FL7.47FS8.55TG8.55TG8.68FL7.19FL1.0%3.2%8.51TG8.01INV1.0%8.51TG8.00INV2.9%4111255557" STEPS(3 EACH)67SAWCUT/JOIN LINE99PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEGRAND CANAL
ABALONE DRIVE1.5%332.0%2.0%1.0%6" CURB6" CURB8.52TC7.96INV7.94FL7"STEP8.55TC7.99INV7.97FL7"STEP7.02TG6.88TG811116" STEPS(4 EACH)12.0%2.0%UPUPUPPROPOSED RESIDENCEFF=9.008.51TG8.01INV10.50TW6.75INV(6.71)FS8.51TG8.00INVOUTLET STORM DRAINTHROUGH WALL99GRAND CANAL
ABALONE DRIVE 108.52TC7.96INV7.94FL7"STEP8.55TC7.99INV7.97FL7"STEPOUTLET STORM DRAINTHROUGH CURBOUTLET STORM DRAINTHROUGH CURB81111FACE OF PROP. BLDG WALLFF=9.00FACE OF PROP. BLDG WALLFF=9.00P/LP/L7.55FL7.64FLEXISTINGBUILDING(ADJACENTNEIGHBOR)EXISTINGBUILDING(ADJACENTNEIGHBOR)SECTION A-ASCALE: 1"=4'EXISTINGGROUNDPERMEABLE PAVERSPER ARCH. PLANPERMEABLE PAVERSPER ARCH. PLANFACE OF PROP. BLDG WALL
FF=9.0010.50TW8.55TG8.75FS(6.7)FS2.0%P/LSECTION B-BSCALE: 1"=4'EXISTINGGROUNDFACE OF PROP. BLDG WALLFF=9.007.29GFF7.00GFF6.98FS(6.96)FS,JOINP/L1.5%SECTION C-CSCALE: 1"=4'EXISTINGGROUND2C2GRADING PLAN
PRECISE GRADING PLAN
FOR JANKIEWICZ RESIDENCE
316 GRAND CANAL
NEWPORT BEACH, CA 92662JOB NO.DATESHEET NO.REVISIONS22036NO. REVISION DATESHEET NO. OF 39/8/202228052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\22036 316 Grand Canal, NB\DWG\22036.GRADING.dwg CONSTRUCTION NOTESHARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.PERMEABLE PAVERS PER ARCHITECT'S PLAN.WALL OR FENCE PER ARCHITECT'S PLAN.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. 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 406.4-INCH WIDE TRENCH DRAIN W/ LIGHT GREY GRATE.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON.FURNISH & INSTALL 3-INCH SDR-35 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.CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL HEREON.1234567891011TOP 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. PLANALL 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.***********NATURAL GRADENGFL PERPLAN2% MIN.HARDSCAPE/LANDSCAPEPER PLAN2% MIN.FLOWLINE DETAILNO SCALE5PROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6(102.6)PROPOSED WALLBUILDING STEMWALLNDS SPEE-D BASIN DETAILNO SCALE92% MIN3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY)DRAIN PIPE PER PLANCOMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONSCOMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONSNATIVE OR RE-COMPACTED SUBGRADE4" MIN4" MIN4" MIN NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUALNDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVARIES 2% MINNDS ATRIUM OR FLAT GRATETG ELEVPER PLANINV ELEVPER PLANSLOPE PER PLANGRADING PLANSCALE: 1" = 8'STORM DRAIN PLANSCALE: 1" = 8'PERMEABLE PAVERS PER ARCH. PLAN6" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100#4 REBAR TOP & BOTTOMDIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORMCRUSHED ROCK W/FILTER CLOTHFILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATIONSECTION E-EPLAN VIEWGRATEEEa- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4" from top of trenchDETAIL EBOTTOMLESS TRENCH DRAINNO SCALE11PA2022-0155
UPUPUPPROPOSED RESIDENCEFF=9.00GRAND CANAL
ABALONE DRIVE
3C3CONSTRUCTION POLLUTION PREVENTION PLAN
PRECISE GRADING PLAN
FOR JANKIEWICZ RESIDENCE
316 GRAND CANAL
NEWPORT BEACH, CA 92662JOB NO.DATESHEET NO.REVISIONS22036NO. REVISION DATESHEET NO. OF 39/8/202228052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\22036 316 Grand Canal, NB\DWG\22036.GRADING.dwg 1. INCASE OF EMERGENCY, CALL ENGINEER AT: 949-464-81152. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THERAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITEAND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OFEMERGENCY DEVICES WHEN RAIN IS IMMINENT.3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BYTHE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERETHEY ARE NO LONGER REQUIRED.4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAYFROM THE TOP OF THE SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILSAND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BESTABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS.5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACHRAINSTORM AND BE DISPOSED OF PROPERLY.6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICEEXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTEREACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUSTCOMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS.7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAINPOLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER. ADDITIONALDEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ONSITE.8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 ANDAPRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL.9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO THE MODIFIED, ASNEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THE DEVICES IS THERESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTEDFOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL.10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORM WATER FROMTHE PROJECT SITE AT ALL TIMES.11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BETRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGECOURSES, OR WIND.12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTEDFROM BEING TRANSPORTED FROM THE SITE BY THE FORCED OF WIND OR WATER.13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITHTHEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVEDSTORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANEDUP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTOTHE DRAINAGE SYSTEM.14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHERDRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTILTHEY CAN BE DISPOSED OF AS SOLID WASTE.15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICESAND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OFQUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. ACONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED ATTHE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIESOF THE SELF-INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST).16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVEREDRECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC.THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTSFROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UPIMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS.18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO ASTO INHIBIT EROSION BY WIND AND WATER.19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS.20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS.EROSION CONTROL NOTES(MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIESFOR ALL DEVELOPEMENT CONSTRUCTION PROJECTS)WM-1MATERIAL DELIVERY AND STORAGEPROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THE AREA.WM-2MATERIAL USEHAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, SOLVENTS, PAINTS, AND OTHERCOMPOUNDS MUST BE PROPERLY HANDLED IN ORDER TO REDUCE THE RISK OFPOLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURESFOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEESTHAT APPLY SUCH MATERIALS.WM-4SPILL PREVENTION AND CONTROLIDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALLPROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILLBE CLEANED AND PROPERLY DISPOSED OF.WM-5SOLID WASTE MANAGEMENTPROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FORREGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT.CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATERPOLLUTION AND PREVENT WIND DISPERSAL.WM-6HAZARDOUS WASTE MANAGEMENTHAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE ANDFEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANYSPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE.WM-7CONTAMINATED SOIL MANAGEMENTPREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROMCONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTINGPRE-CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, ANDREMEDIATING CONTAMINATED SOIL PROMPTLY.WM-8CONCRETE WASTE MANAGEMENTSTORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT INDESIGNATED AREAS AWAY FROM DRAINS , DITCHES, STREETS, AND STREAMS.CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, ANDDISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALLCONCRETE WASTE.WM-9SANITARY/SEPTIC WASTE MANAGEMENTUNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARYSEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTHAGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED ORDISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS.TC-1STABILIZED CONSTRUCTION ENTRANCEA STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURETHAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY.MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT.SUCH STABILIZATION MAY BE OF ROCK OR PAVED.SE-1SILT FENCESILT FENCE OR STRAW WATTLE MAY BE USED IN LIEU OF GRAVEL BAGS.SE-3SEDIMENT TRAPALL AREA DRAINS SHALL BE RAISED OR TRENCHED PER DETAILS HEREON UNTIL AREA ISSTABILIZED.SE-8GRAVEL BAGSERODED SETTLEMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTERTHE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAVED AT THE SOLE DISCRETION OFTHE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT.BMP FACTS SHEET1. 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 SCALEBAAAABBPA2022-0155
UP7.05' EG7.15' EG6.60' EG6.31' EGOutline of 2nd floor aboveOutline of balcony aboveTHIRD FLOOR AREAPROPOSED THREE STORY RESIDENCEF.YS.B.5'-0"DN15'-1 1/4"Concrete Seawall (E)Concrete Walkway (E)Grand CanalAbalone Drive6'-6"1'-6"New stone wall; 18" H above 1st floor elevationS.Y.S.B.3'-0"S.Y.S.B.3'-0"Plot Plan: All plan dimensions given are to finish face, U.N.O.Trash Can AreaF.O.S.5'-3"F.O.S.12'-9"Chimney encroaches per NBMC 20.30.110.D.7.b6'-10 1/2"6"2'-6"PL72.47'PL72.48'PL30.00'PL30.01'NOTE: No landscape areas and/or plantings are proposed; No invasive plant species are proposed; Total landscape area is less than 2,500 sq. ft.STAIR & ELEVATAOR4'-9 3/4"3'-1 1/4"7'-1 1/4"5'-1 1/4"5'-0"7'-6"180 sq. ft. at first floor of Open Volume per NBMC 20.48.180.A.3 95 sq. ft. at second floor of Open Volume per NBMC 20.48.180.A.3 10'-3"9'-3 3/4"24'-0"4'-8 1/4"2'-1 1/4"41'-2 1/4"DNFirst Floor Elevation: 9.0' (88 NAVD datum)10.50' TWLegendConcreteLandscapeStone TilePermeable PaversSite DrainageGrand CanalC rysta l A veE Ba y F ro n tBalboa AveMarine AveNorth Bay FrontSITEdrawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23Site PlanJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNA13/16" = 1'-0"1Site PlanGeneral Plot Plan Notes:1) See specifications for general construction requirements.2) Existing drainage to remain. All surface water is to drain away from buildings at a MIN of 5% slope within the first 10 feet (2% for impervious surfaces). Contractor to approve all drainage schemes prior to completion of the project.3) Landscape irrigation to be installed in all landscaped areas including adjoining public property. Landscape irrigation will have weather or soil based controllers as required by CGC 4.304.14) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. Thesenumbers shall contrast in color to background. Numbers shall be min. 4" high with min. stroke width of 1/2" per CFC 505.1.5) Projects which disturb less than one acre of soil shall manage storm water drainage during construction by one of the following: a) Retention Basins. b) Where storm water is conveyed to a public drainage system, water shall be filtered by use of a barrier system, wattle or other approved method. CGC 4.106.26) Site grading or drainage system will manage all surface water flows to keep water from entering buildings (swales, water collection, French drains, etc.). CGC 4.106.3 Exception: Additions not altering the drainage path.7) Automatic irrigation system controllers shall comply with the CGC Section 4.304.2 as follows: A. Controllers shall be weather or soil moisture based that automatically adjust irrigation in response to changes in needs as weather conditions change. B. Weather based controllers shall have separate wired or wireless rain sensor which connects or communicates with the controller(s). Soil moisture based controllers are not required to have rain sensors. Vicinity Map:revision date notesEarthwork Quantities:Raw Cut:5 cubic yardsRaw Fill:100 cubic yards Net:95 cubic yards (import)Open Volume Calculation:Buildable Area:1,619.62 sq. ft.Required Open Volume: 242.94 sq. ft. Provided Open Volume: 275.00 sq. ft.See Site Plan 1/A1180 sq. ft. + 95 sq. ft. = 275 sq. ft.PA2022-0155
UPUPDNDNUPW/DFireUPGarageGreatRoomRefr.PantryPowderElevator59'-7"7'-1 1/4"6'-6"24'-6 1/4"21'-5 1/2"5'-1"4'-1"4'-3 3/4"1A6EQ EQEQ EQEQEQ21'-6"21'-6"20'-4 1/2"EQEQ59'-7"4'-11 3/4"6'-4 1/2"6'-5"20'-6 1/2"21'-3 1/4"EQ EQ4'-9"4'-3 3/4"10'-6 1/4"6"2'-3 1/4"3A6A53A54A51A524A62A62'-0"3'-10"3'-10"9'-0"2'-0"Outline of balcony above8'-11 1/2"4'-3 3/4"3'-4"3'-9 1/4"2'-3 3/4"1'-5 1/2"13'-10 1/4"6'-8 1/4"3'-1 1/2"SetbackSetbackSetbackSetbackSetbackSetbackSetbackInterior Clear Dimension19'-8"Interior Clear Dimension19'-0"Wall hung toiletBedroomJADUPrimaryBedroomPrimaryBathPrimaryClosetBath 1Elevator1A6Laundry3A662'-2 1/4"15'-11 3/4"11'-4"13'-5"9'-1 1/2"12'-4"EQ EQEQ EQ4'-5 1/4"21'-6"7'-3 3/4"14'-2 1/4"54'-0"1'-6" 3'-6"16'-5 1/2"5'-11 3/4"3'-10 1/2"12'-11 1/2"5'-5"9'-3 3/4"8'-2 1/4"39'-3 1/4"14'-8 3/4"2'-10 1/4" 5'-8 1/2"3'-4 1/2" 4'-1"5'-1"4'-1"10 3/4"2'-5"1'-10"A53A54A51A524A62A64'-5 1/2"EgressEgressEgressSetbackSetbackSetbackSetbackSetbackSetbackSetback3'-1 1/2"7'-0"11'-10 1/2"1'-6"23'-6"1'-8 3/4"2'-8 1/2"4'-5"2'-8 1/2"1'-9 3/4"1'-9 3/4"3'-8 1/2"2'-0"4'-1"2'-5"7 1/4"4'-7"2'-3"JADU Bathdrawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23First & Second FloorPlansJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNA21/4" = 1'-0"1First Floor Plan1/4" = 1'-0"2Second Floor Planrevision date notesPA2022-0155
DNACACUPBBQElevatorRefr.RD1A63A6FamilyRoom19'-9 1/4"13'-10 1/2"5'-10 3/4"EQEQ16'-11"1'-0 1/4"1'-4" 14'-6 3/4"A53A54A524A6A6652A6SUncovered Front DeckEgressRDRDODRDSRDRDRDRDS4'-3"5'-1"4'-1"Open to belowSetbackSetbackSetbackSetbackSetbackSetbackSetbackOutline of roof above32'-3 3/4"2'-1 1/4"9'-3 1/4"4'-8 1/4"2'-1 1/4"15'-1 1/4"Mechanical equipment will not exceed 24' height limitation; 1A63A6A54A52A65A533:12RidgeRidgeValleyValley3:123:123:123:12SetbackSetbackSetbackSetbackSetbackSetbackSetbackdrawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23Third Floor & RoofPlansJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNA31/4" = 1'-0"1Third Floor Plan1/4" = 1'-0"2Roof Planrevision date notesPA2022-0155
480.85 sq. ft.65.69 sq. ft.8.37 sq. ft.25.62 sq. ft.17.11 sq. ft.56.23 sq. ft.398.66 sq. ft.27.65 sq. ft.9.90 sq. ft.16.07 sq. ft.155.36 sq. ft.26.15 sq. ft.6.94 sq. ft.2'-3"12'-5 1/2"4'-0 3/4"3'-2 3/4"4'-11 3/4"6'-10 1/2"5'-11"21'-0 1/2"38'-3"38'-7 1/4"2'-5 1/4"4'-0 3/4"3'-4"13'-3 1/4"19'-3 1/2"20'-8"13'-9 1/2"2'-1"27'-1"7'-7 1/4"1'-5"3'-8 3/4"3'-1 1/2"1'-10 3/4"STAIR & ELEVATOR AREA EXCLUDED379.40 sq. ft.45.98 sq. ft.84.71 sq. ft.41.99 sq. ft.19.54 sq. ft.113.77 sq. ft.118.41 sq. ft.19.56 sq. ft.46.77 sq. ft.36.04 sq. ft.18.22 sq. ft.32.60 sq. ft.18.00 sq. ft.13.69 sq. ft.14.77 sq. ft.16.16 sq. ft.63.86 sq. ft.8'-2 1/4"19'-7"3'-1 3/4"3'-7"2'-5 1/4"4'-11 3/4"5'-10"2'-5 1/2"9'-3 3/4"5'-4 1/2"3'-5"6'-0 3/4"7'-9 3/4"3'-1 1/2"4'-4"9'-6 1/2"7'-3 1/2"6'-7"6'-10 1/2"5'-3 3/4"1'-6"21'-5 1/2"9'-1 1/2"14'-5 3/4"19'-4 1/2"8'-2 1/4"8'-1"2'-5"14'-10"12'-10"16'-11 3/4"126.14 sq. ft.109.29 sq. ft.12.70 sq. ft.STAIR & ELEVATOR AREA EXCLUDED9'-10"6'-4 1/4"17'-2 1/2"4'-1"3'-1 1/4"12'-10"drawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23Area PlansJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNA4revision date notes1/4" = 1'-0"1Area Plan - First Floor1/4" = 1'-0"2Area Plan - Second Floor1/4" = 1'-0"3Area Plan - Third FloorPA2022-0155
1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'3rd Floor FFEEL: 28.35'Top of 3rd PlateEL: 35.42'23'-8 1/4"P.L.S.Y.S.B.3'-0"P.L.S.Y.S.B.3'-0"23'-8 1/4"Open1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'3rd Floor FFEEL: 28.35'Top of 3rd PlateEL: 35.42'Top of 3rd PlateEL: 35.42'GarageEL: 7.00'Panel seams, Typ.23'-8 1/4"28'-9 1/2"23'-8 1/4"22'-10 1/4"28'-11 1/2"P.L.P.L.Outline of balcony beyond; Open on all other sidesOutline of glass guardrail beyondF.Y.S.B.5'-0"10'-0"15'-1 1/4"32'-3 3/4"20'-8 1/4"20'-8 1/4"1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'GarageEL: 7.00'11'-0 3/4"1'-1 1/2"8'-0 3/4"8'-0"3'-6"22'-4 1/4"22'-10 1/4"OpenP.L.S.Y.S.B.P.L.S.Y.S.B.Mechanical equipment to be hidden by adjacent 42"H wall; top of equipment does not exceed 24' height limitation3'-0"3'-0"20'-8 1/4"28'-11 1/2"1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'Top of 2nd PlateEL: 27.24'3rd Floor FFEEL: 28.35'Top of 3rd PlateEL: 35.42'GarageEL: 7.00'9'-0 3/4"1'-1 1/2"8'-0 3/4"1'-1 1/2"7'-0 3/4"23'-8 1/4"3'-6"23'-8 1/4"28'-9 1/2"22'-10 1/4"28'-11 1/2"P.L.F.Y.S.B.5'-0"P.L.15'-1 1/4"32'-3 3/4"OpenOpenOpen3'-6"drawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23Building ElevationsJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNA51/4" = 1'-0"1Elevation - Front (West)1/4" = 1'-0"2Elevation - Side (South)1/4" = 1'-0"3Elevation - Rear (East)1/4" = 1'-0"4Elevation - Side (North)revision date notesPA2022-0155
1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'3rd Floor FFEEL: 28.35'Top of 3rd PlateEL: 35.42'GarageEL: 7.00'JADUPrimaryBedroomGreatRoomGreatRoomGarage7'-0"7'-0"3'-0"3'-0"3'-0"11'-0 3/4"1'-1 1/2"1/4" / 12"10'-6 3/4"11'-0"Exterior SpaceExterior SpaceJADU Bath1st Floor FFEEL: 9.00'1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'Top of 2nd PlateEL: 27.24'3rd Floor FFEEL: 28.35'3rd Floor FFEEL: 28.35'Top of 3rd PlateEL: 35.42'Top of 3rd PlateEL: 35.42'BedroomPantryPowderFamilyRoom9'-0 3/4"1'-1 1/2"8'-0 3/4"1'-1 1/2" 7'-0 3/4"7'-0"7'-0"1st Floor FFEEL: 9.00'1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'Top of 2nd PlateEL: 27.24'PrimaryBedroomPrimaryBathGreatRoom3rd Floor FFEEL: 28.35'3rd Floor FFEEL: 28.35'Top of 3rd PlateEL: 35.42'Top of 3rd PlateEL: 35.42'3rd Floor FFEEL: 28.35'3rd Floor FFEEL: 28.35'3'-6"1st Floor FFEEL: 9.00'Top of 1st PlateEL: 18.06'2nd Floor FFEEL: 19.18'Top of 2nd PlateEL: 27.24'GarageEL: 7.00'9'-0 3/4"1'-1 1/2"8'-0 3/4"Bedroom7'-0"drawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23Building Elevations &SectionsJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNA61/4" = 1'-0"1Building Section1/4" = 1'-0"3Building Section1/4" = 1'-0"4Building Section1/4" = 1'-0"5Elevation - Third Floor (West)1/4" = 1'-0"6Elevation - BBQrevision date notes1/4" = 1'-0"2Building SectionPA2022-0155
UP7.05' EG7.15' EG6.60' EG6.31' EGPROPOSED THREE STORY RESIDENCEDNConcrete Seawall (E)Concrete Walkway (E)Grand CanalAbalone Drive1'-6"New stone wall; 18" H above 1st floor elevationTrash Can AreaPL72.47'PL72.48'PL30.00'PL30.01'NOTE: No landscape areas and/or plantings are proposed; No invasive plant species are proposed; Total landscape area is less than 2,500 sq. ft.DNFirst Floor Elevation: 9.0' (88 NAVD datum)LegendConcreteLandscapeStone TilePermeable PaversSite Drainagedrawing date:drawn by:christian rice architects, inc.1127 loma ave, coronado, ca 92118 p 619.522.9040architect:sheet title:drawing number:project:revisions:LICENSEDARCHITE C T S T A TEOFCALIFORNIACHRISTIAN S.No. C-31139RICERENEWAL DATE07-31-23LanscapeJankiewicz ResidenceSeptember 20, 2022316 Grand Canal, Newport BeachNNLrevision date notes3/16" = 1'-0"1Landscape PlanPA2022-0155