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HomeMy WebLinkAbout03_1123 Balboa Partners LLC Residence_PA2022-0242CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 15, 2023 Agenda Item No. 3 SUBJECT: 1123 Balboa Partners LLC Residence (PA2022-0242) ƒCoastal Development Permit SITE LOCATION: APPLICANT: OWNER: PLANNER: 1123 East Balboa Boulevard, Units A & B Sagemodern Architects 1123 Balboa Partners LLC Liane Schuller 949-644-3200, lschuller@newportbeachca.gov LAND USE AND ZONING x General Plan Land Use Plan Category: RT (Two Unit Residential) x Zoning District: R-2 (Two-Unit Residential) x Coastal Land Use Plan Category: RT-D (Two Unit Residential 20.0 -29.9 DU/AC) x Coastal Zoning District: R-2 (Two-Unit Residential) PROJECT SUMMARY A request for a coastal development permit to demolish an existing two (2)-story duplex consisting of an approximately 1,650-square-foot unit, an approximately 300-square-foot unit, and an approximately 750-square-foot garage, and construct a new 2,537-square- foot, three (3)-story single-unit residence with a 243-square-foot junior accessory dwelling unit (JADU) and attached 442-square-foot, two (2)-car garage. The project includes landscape, hardscape and subsurface drainage facilities all within the confines of private property. The project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; 3) The exceptions to this categorical exemption under Section 15300.2 of the CEQA Guidelines are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does 1 1123 Balboa Partners LLC Residence (PA2022-0242) Zoning Administrator, June 15, 2023 Page 2 not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource; and 4) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. PA2022-0242 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards x The subject property is in the R-2 Zoning District and Coastal Zoning District, which allows single-unit residential development with a junior accessory dwelling unit on a single legal lot and is consistent with the City’s Coastal Land Use Plan (CLUP), General Plan, and Zoning Code. A Coastal Development (CDP) is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Coastal Commission Appeal Area. x The property consists of one (1) legal lot developed with an existing duplex. The neighborhood is predominantly developed with two (2)- and three (3)-story, single and two-unit residences. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development (see Figure 1, below). Figure 1: Oblique aerial image of neighborhood Subject Property 2 1123 Balboa Partners LLC Residence (PA2022-0242) Zoning Administrator, June 15, 2023 Page 3 x The proposed development conforms to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (East Ocean Front) 8 feet 8 feet Sides 3 feet 3 feet Rear (East Balboa Blvd.) 0 feet 0 feet Allowable Floor Area (max.) 3,456 square feet 3,222 square feet Allowable Third Level (max.) 345.6 square feet 233 square feet JADU Floor Area (max.) 500 square feet 243 square feet Open Volume Area (min.) 260 square feet 284 square feet Parking (min.) 2 garage spaces 2 garage spaces Height (max.) 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof Compliance with the Housing Crisis Act of 2019 The project proposes to demolish an existing duplex and construct a single-unit residence and JADU. As a result, the project complies with the Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) because it does not result in the loss of residential density. The State Department of Housing and Community Development (“HCD”) has verified with the City in an email dated March 23, 2022, that an ADU is considered a housing unit under Government Code Section 66300 provisions to replace existing units. The property owner has certified that the units are not "protected" units under Section 66330 Subdivision (d)(2). The project is consistent with the General Plan, Local Coastal Program (LCP), and Zoning designations that allow the single-unit and ADU land uses. Under the Coastal Land Use Plan Table 2.1.1- 1, the Single Unit Residential Detached (RSD-D) category is intended for a range of detached single-family residential dwelling units on single legal lots. The LCP Implementation Plan Table 21.18-1 shows “Single-Unit Dwellings – Detached” and “Accessory Dwelling Units” as allowed uses in the R-2 Coastal Zoning District. Therefore, the project of demolishing a duplex and constructing a single-unit residence with a JADU is consistent with the R-2 zoning and land use designations and does not result in a loss of residential density. Hazards x The finished floor elevation of the first floor living area of the proposed structure is 13.25 feet North American Vertical Datum of 1988 (NAVD 88), with a garage finished floor level of 9.16 feet NAVD 88. This complies with the minimum 9.00-foot NAVD 88 elevation standard for new structures. 3 1123 Balboa Partners LLC Residence (PA2022-0242) Zoning Administrator, June 15, 2023 Page 4 x A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the project by GeoSoils, Inc, dated October 19, 2022. The report analyzes future sea level rise (SLR) scenarios and potential impacts to the project site over the next 75 years (i.e. the life of the structure). The property is fronted by a public boardwalk along East Ocean Front Boulevard (Newport Balboa Bike Trail) and a wide sandy beach which is normally more than 400 feet in width. The maximum current water elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88). Therefore, the sea level is estimated to reach approximately 9.0 to 10.9 feet NAVD 88, which is the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California. The report concludes that the project site is reasonably safe from coastal hazards for a 75-year design life of the proposed development. x Under NBMC Section 21.30.030 (Natural Landform and Shoreline Protection) (C)(3)(i)(iv), the property owner will be required to agree with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). This requirement is included as condition of approval that will need to be satisfied before the final building permit inspection. x The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (Development Standards). This requirement is included as a condition of approval that will need to be satisfied before the issuance of building permits. x The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. Water Quality x The property is located adjacent to coastal waters. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the NBMC, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. Construction plans and activities will be required to adhere to the CPPP. 4 1123 Balboa Partners LLC Residence (PA2022-0242) Zoning Administrator, June 15, 2023 Page 5 x Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the project by Commercial Development Resources, dated September 23, 2022. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP before building permit issuance. x The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access and Views x The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing duplex located on a standard residential lot with a new single-unit residence and attached JADU, consistent with the existing neighborhood pattern of development and in keeping with applicable development standards. The project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. x Vertical access to the water is available within close proximity to the site along C and D Streets, which are identified as Public Beach Access Locations by the CLUP. Lateral access, as identified by the CLUP, is available along the East Ocean Front boardwalk. The project does not include any features that would obstruct access along these routes. x The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the CLUP. The nearest identified Public View Point is the Balboa Pier, which is approximately 1,500 feet from the project site. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing duplex with a new single-unit residence and JADU that complies with all applicable LCP development standards and maintains 5 1123 Balboa Partners LLC Residence (PA2022-0242) Zoning Administrator, June 15, 2023 Page 6 a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. x The front and rear of the proposed structure, which are visible from the public beach and the alleyway behind the site, contain architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure would comply with all required setbacks and the design includes modulation of volume, use of varied materials and articulated roofline. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on existing public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-unit residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of an existing duplex consisting of an approximately 1,650-square-foot unit and an approximately 300-square-foot unit, and construction of a 2,537-square-foot, three (3)-story single-unit residence with a 243-square-foot junior accessory dwelling unit (JADU) and attached 442-square-foot, two (2)-car garage and therefore qualifies under this exemption. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 (Local Coastal Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal 6 1123 Balboa Partners LLC Residence (PA2022-0242) Zoning Administrator, June 15, 2023 Page 7 to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: DL/ls Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 7 Attachment No. ZA 1 Draft Resolution 8 10-18-2021 RESOLUTION NO. ZA2023-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH A DUPLEX AND CONSTRUCT A NEW SINGLE-UNIT RESIDENCE AND JUNIOR ACCESSORY DWELLING UNIT LOCATED AT 1123 EAST BALBOA BOULEVARD (PA2022-0242) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Sagemodern Architects (“Applicant”) concerning property located at 1123 East Balboa Boulevard, requesting approval of a coastal development permit. The property is legally described as Lot 11 of Block 18 of Balboa Tract East Side (“Property”). 2. The Applicant requests a coastal development permit to demolish an existing two (2)-story duplex consisting of an approximately 1,650-square-foot unit, an approximately 300- square-foot unit, and an approximately 750-square-foot garage, and to construct a 2,537-square-foot, three (3)-story single-unit residence with a 243-square-foot junior accessory dwelling unit (JADU) and attached 442-square-foot, two (2)-car garage. The project includes landscape, hardscape and subsurface drainage facilities all within the confines of private property (“Project”). The Project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) are requested. 3. The Property is designated RT (Two Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two-Unit Residential) Zoning District. 4. The Property is located within the coastal zone. The Property is categorized by the Coastal Land Use Plan (CLUP) as RT-D (Two Unit Residential) - (20.0 - 29.9 DU/AC) and is located within the R-2 (Two-Unit Residential) Coastal Zoning District. 5. A public hearing was held on June 15, 2023, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the NBMC. Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt under Title 14 of the California Code of Regulations Section 15303 Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment. 9 Zoning Administrator Resolution No. ZA2023-### Page 2 of 12 10-05-2021 2. Class 3 exempts the demolition of up to three (3) single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of an existing duplex consisting of an approximately 1,650-square-foot unit and an approximately 300-square-foot unit, and construction of a 2,537-square-foot, three (3)-story single-unit residence with a 243-square-foot junior accessory dwelling unit (JADU) and attached 442-square-foot, two (2)-car garage 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings, and Decision) of the Newport Beach Municipal Code, the following findings, and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The project complies with all applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The total proposed floor area, which includes the JADU and garage, is 3,222 square feet. This complies with the maximum allowable floor area limit of 3,456 square feet. b. The proposed development will provide the minimum required setbacks, which are eight (8)-feet along the front property line along East Ocean Front and three (3)-feet along each side property line. There is no required setback along the property line abutting Balboa Boulevard. c. The highest three (3)-story roofline is no more than 29 feet from the established grade which complies with the maximum height limitation of 29 feet for sloped roofs. Horizontal design elements including flat roofs and deck railings are no more than 24 feet from established grade. d. The project includes an enclosed garage parking for two (2) vehicles, which complies with the minimum two (2)-car parking requirement for single-unit residences with less than 4,000 square feet of habitable floor area. Onsite parking is not required for the JADU. 10 Zoning Administrator Resolution No. ZA2023-### Page 3 of 12 10-05-2021 e. The project is conditioned to require the recordation of a deed restriction that will prohibit the use of the JADU for short-term rentals (i.e., less than 30 days) and will also prohibit the sale of the JADU separate from the principal dwelling. 2. The neighborhood is predominantly developed with two (2)- and three (3)-story, single and two-unit residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development consistent with applicable development standards. 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the project by GeoSoils, Inc, dated October 19, 2022. The report analyzes future sea level rise (SLR) scenarios and potential impacts to the project site over the next 75 years (i.e. the life of the structure). The property is fronted by a public boardwalk along East Ocean Front Boulevard (Newport Balboa Bike Trail) and a wide sandy beach which is normally more than 400 feet in width. The maximum current water elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88). The report concludes that the “likely” sea level rise range for the project site is 1.3 to 3.2 feet with a lower probability (less than 5%) of SLR of about 4.0 feet. Therefore, the sea level is estimated to reach approximately 9.0 to 10.9 feet NAVD 88, which is the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California. The report concludes that the project site is reasonably safe from coastal hazards for a 75-year design life of the proposed development. 4. The finished floor elevation of the first floor living area of the proposed structure is 13.25 feet North American Vertical Datum of 1988 (NAVD 88), with a garage finished floor level of 9.16 feet NAVD 88. This complies with the minimum 9.00-foot NAVD 88 elevation standard for new structures. 5. Under NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to agree with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). This requirement is included as a condition of approval that will need to be satisfied before the final building permit inspection, respectively. 6. The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (Development Standards). This requirement is included as a condition of approval that will need to be satisfied before the issuance of building permits, respectively. 7. The Property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. 11 Zoning Administrator Resolution No. ZA2023-### Page 4 of 12 10-05-2021 8. Due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the project by Commercial Development Resources, dated September 23, 2022. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP before building permit issuance. 9. The Project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 10. The Project will replace a duplex with a new single-unit residence and JADU that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 11. The project proposes to demolish a duplex and construct a single-unit residence and JADU. As a result, the Project complies with the Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) because it does not result in the loss of residential density. The State Department of Housing and Community Development (“HCD”) has verified with the City in an email dated March 23, 2022, that an ADU is considered a housing unit under Government Code Section 66300 provisions to replace existing units. The property owner has certified that the units are not "protected" units under Section 66330 Subdivision (d)(2). The project is consistent with the General Plan, Local Coastal Program, and Zoning designations that allow the single-family and accessory dwelling unit land uses. Under the Coastal Land Use Plan Table 2.1.1-1, the Single Unit Residential Detached (RSD-D) category is intended for a range of detached single-family residential dwelling units on single legal lots. The LCP Implementation Program Table 21.18-1 shows “Single-Unit Dwellings – Detached” and “Accessory Dwelling Units” as allowed uses in the R-2 Coastal Zoning District. Therefore, the demolition of an existing duplex and construction of a single- family residence with JADU is consistent with the R-2 zoning and land use designations and does not result in a loss of residential density. 12. As designated in the CLUP, the Property is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the CLUP. The nearest identified Public Viewpoint is the Balboa Pier, which is approximately 1,500 feet from the project site. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing duplex with a new single-unit residence and JADU that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 12 Zoning Administrator Resolution No. ZA2023-### Page 5 of 12 10-05-2021 Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The Property is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing duplex located on a standard residential lot with a new single-unit residence and attached JADU, consistent with the existing neighborhood pattern of development and in keeping with applicable development standards. The project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical access to the water is available within proximity to the site along C and D Streets, which are identified as Public Beach Access Locations by the CLUP. Lateral access, as identified by the CLUP, is available along the East Ocean Front boardwalk. The project does not include any features that would obstruct access along these routes. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment and the exceptions to the Class 3 exemption do not apply. 2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal Development Permit (PA2022-0242), subject to the conditions outlined in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 Local Coastal Program (LCP) Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 13 Zoning Administrator Resolution No. ZA2023-### Page 6 of 12 10-05-2021 PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF JUNE, 2023. ______________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 14 Zoning Administrator Resolution No. ZA2023-### Page 7 of 12 10-05-2021 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved exhibits and plans may require an amendment to this approval or the processing of a new planning application. 3. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 4. This approval may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 5. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused the revocation of this lot merger. 6.Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 7.Prior to the issuance of a building and/or grading permit for an accessory dwelling unit, the property owner shall record a deed restriction with the County Recorder’s Office, the form and content of which is satisfactory to the City Attorney, prohibiting the use of the JADU for short term rentals (i.e., less than 30 days) and prohibiting the sale of the JADU separate from the principal dwelling. This deed restriction shall remain in effect so long as the accessory dwelling unit exists on the property. 8.Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of 15 Zoning Administrator Resolution No. ZA2023-### Page 8 of 12 10-05-2021 the development. This letter shall be scanned into the plan set before building permit issuance. 9.Prior to the final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 10.This Coastal Development Permit does not authorize any development seaward of the private property unless an encroachment permit and encroachment agreement is obtained from the Public Works Department for the alteration of the existing wall in the public right-of-way. 11.All construction activities shall occur within private property and the use of mechanized equipment is prohibited on adjacent public property. 12. This approval does not authorize any new or existing improvements (including landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches, or the public right-of-way. Any improvements located on tidelands, submerged lands, and/or lands that may be subject to the public trust shall require a coastal development permit (CDP) approved by the California Coastal Commission (Coastal Commission). 13. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands, or their buffers. No demolition or construction materials shall be stored on public property. 14. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds under MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is 16 Zoning Administrator Resolution No. ZA2023-### Page 9 of 12 10-05-2021 found, one (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 15. All proposed accessory structures located within setback areas shall comply with applicable height limits consistent with Zoning Code Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls). 16. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 17. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 18. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 19. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 20. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 21. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 22. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 23. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained to constitute a public nuisance. 24.Before issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 25.Before issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 17 Zoning Administrator Resolution No. ZA2023-### Page 10 of 12 10-05-2021 26. Before issuance of building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 27. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 28. Construction activities shall comply with Section 10.28.040 (Construction Activity— Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 29. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 30. Before the issuance of building permits, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 31. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 32. This Coastal Development Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code unless an extension is otherwise granted. 33. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of 1123 Balboa Partners LLC Residence including, but not limited to the Coastal Development Permit (PA2022-0242). This indemnification 18 Zoning Administrator Resolution No. ZA2023-### Page 11 of 12 10-05-2021 shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages, which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Fire Department 34. A minimum three (3)-foot wide fire department access way shall be required on one side of the yard from the street frontage to the rear yard. 35. Fire sprinklers shall be provided in accordance with NFPA 13D. Building Division 36. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. 37. The Applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control •Water all active construction areas at least twice daily. •Cover all haul trucks or maintain at least two (2) feet of freeboard. •Pave or apply water four (4) times daily to all unpaved parking or staging areas. •Sweep or wash any site access points within two (2) hours of any visible dirt deposits on any public roadway. •Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. •Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions •Require 90-day low-NOx tune-ups for off road equipment. •Limit allowable idling to 30 minutes for trucks and heavy equipment. Off-Site Impacts •Encourage carpooling for construction workers. •Limit lane closures to off-peak travel periods. •Park construction vehicles off traveled roadways. •Wet down or cover dirt hauled off-site. •Sweep access points daily. •Encourage receipt of materials during non-peak traffic hours. •Sandbag construction sites for erosion control. 19 Zoning Administrator Resolution No. ZA2023-### Page 12 of 12 10-05-2021 Fill Placement •The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. •Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent (10%) soil moisture content in the top six (6)-inch surface layer, subject to review/discretion of the geotechnical engineer. Public Works Department 38.The project shall comply with the Ocean Front Encroachment Policy Guidelines in MC21 Appendix C. An encroachment permit shall be obtained for encroachments into the public right of way. Walls and fences shall not exceed 36 inches in height, measured from the adjacent sidewalk grade. The proposed slab elevations within the oceanfront encroachment area shall match the existing slab elevation. Landscape within the oceanfront encroachment area shall be limited to a maximum 36” height, measured from the adjacent sidewalk grade. 39.The proposed curb drain along the westerly side of the property shall be modified to not impact the existing street tree and must exit through a full-height curb. 40.A new sewer clean out shall be installed on the existing sewer lateral per City Standard 406. 20 Attachment No. ZA 2 Vicinity Map 21 VICINITY MAP Coastal Development Permit (PA2022-0242) 1123 East Balboa Boulevard Project Site 22 Attachment No. ZA 3 Project Plans 23 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL 2/22/23 4/4/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:TITLE SHEET Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 G000 BUILDABLE AREA :24 FT x 72 FT = 1728 SF MAXIMUM FLOOR AREA RATIO (FAR) :1728 SF x 2.0 = 3456 SF MAIN RESIDENCE - FAR :GARAGEFIRST FLOORSECOND FLOORTHIRD FLOOR / ROOFSUBTOTAL HEATED FLOOR AREA JUNIOR ADU - FAR:SECOND FLOOR PROPOSED FAR:ALLOWABLE FAR :DELTA 442 sf1083 sf1221 sf233 sf2979 sf 243 sf 3222 sf3456 sf(234) sf ID G000 G001 G002 C-01 C-02 C-03 C-04 C-05 C-06 C-07 C-08 C-09 C-10 C-11 C-12 AD000 A000 A100 A110 A120 A130 A140 A200 A201 A300 A301 A302 S100 S300 S301 S400 NAME TITLE SHEET AREA SUMMARY HEIGHT LIMITATION DIAGRAM CIVIL TITLESHEET TOPOGRAPHIC SURVEY EROSION CONTROL PLAN DEMOLITION PLAN SITE IMPROVEMENT PLAN PRECISE GRADING PLAN STORM DRAIN PLAN WET UTILITY PLAN DETAIL SHEET DETAIL SHEET SOILS REPORT SOILS REPORT DEMOLITION PLAN SITE PLAN ARCHITECTURAL FOUNDATION PLAN 1st LEVEL - FLOOR PLAN 2nd LEVEL - FLOOR PLAN 3rd LEVEL - FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS BUILDING SECTIONS BUILDING SECTIONS BUILDING SECTIONS FOUNDATION PLAN STRUCTURAL SECTIONS STRUCTURAL SECTIONS FOUNDATION DETAILS DESIGN TEAM SURVEYOR & CIVL ENGINEER : CDRcontact : Aaron Albertson t: 949-610-89974121 Westerly Place #112, Newport Beach, CA 92660 GEOTECHNICAL ENGINEER : EGA Consultantscontact : David Worthington t: 949-642-9309375-C Monte Vista Ave, Costa Mesa, CA 92627 ARCHITECT : sagemoderncontact : Joseph Remick t: 415-730-4444601 4th Street #129, San Francisco, CA 94107 STRUCTURAL ENGINEER : Plan Northcontact : David Fulton t: 208-412-8744250 Bobwhite Ct #130, Boise, ID 83706 MEP ENGINEERING : Elemental MEPcontact : John Godak t: 208.656.1800206 B Street, Idaho Falls, ID 83402 GENERAL CONTRACTOR : sagemoderncontact : Blair Porteous t: 415-315-9881601 4th Street - # 129, San Francisco, CA 94107 SHEET INDEX DRAWING SYMBOLS ELEVATION REVISION 1 A501 (NOTE)SHEET WHERE OCCURS DETAIL NUMBER SHEET WHERE OCCURS SECTION NUMBER VIEW DIRECTION ELEVATION NUMBER SHEET WHERE OCCURS 1 A201 1 A301 SHADING INDICATES DIRECTION OF VIEW WINDOW CALL-OUT DOOR CALL-OUT SEE SCHEDULE ON SHEETS A601 & A602 SEE SCHEDULE ON SHEET A601 11a 101A 1 ABBREVIATIONS (N) U.O.N. STRUCT.THK. T.O.S. T.O. TYP.T.O.W. WD.WT. w/WoodWeight WithUnless Otherwise Noted Top of Steel TypicalTop of Wall StructuralThickTop of OPP. O.C. PL.PLY-WD. R.D. REQ'D.RM. R.O. SIM. SHT.Rough Opening Similar Sheet RequiredRoom Roof Drain Plywood Opposite On Center Property Line NO. GLAZ.GYP-BD. HR. HT. INS.INT. LEV.JT. MECH.MAX. MFR.MIN. MOD.MTL. N.I.C. Level NewNumber Minimum ModuleMetal Not In Contract MechanicalMaximum Manufacturer Hour HeightInsulationInteriorJoint GlazingGypsum Board DN.DIM. DTL.DWG. EA. EQ. EXT.EQUIP. (E)F.F.E. FLR. ELEC. FIN. F.O. F.O.W.F.O.S. FURR.GA. Finish Floor Elevation Finish Face of Face of Wall Face of Stud FurringGauge Exterior Existing Floor Equal Equipment Electrical DownDimension DetailDrawing Each CIV. ADJ. BD. BLKG.BETW. BM.C.I.P. CLNG. CL C.J. CLR. CONST. CONC.COL. DBL.CONT. A.F.F.@ CeilingClear Construction ConcreteColumn DoubleContinuous CivilCast In Place Center Line Control Joint Above Finish Floor Board At BetweenBlockingBeam Adjacent REFR.Refrigerator T.O.C.Top of Concrete O/A Overall FNDN.Foundation DS.Downspout H.B.Hose Bib C.O.Cleanout P.O.C.Point of Connection S.S.D.See Structural Details O.D.Overflow Drain NEIGHBORHOOD MAP CITY MAP REGION MAP 1123 BALBOA BLVD E NEWPORT BEACH, CA 92661 APN : 048-152-09 PROPERTY OWNER: 1123 BALBOA PARTNERS, LLC 601 4TH STREET # 129, SAN FRANCISCO, CA 94107 T: 415.531.1880 1. THESE GENERAL NOTES APPLY TO THE CONSTRUCTION DOCUMENTS ANDSHALL GOVERN UNLESS OTHERWISE NOTED BY GENERAL NOTES OR KEYNOTESON SPECIFIC SHEETS. 2.DO NOT SCALE DRAWINGS FOR DIMENSIONS. 3. SEE SHEET A000 (ARCHITECTURAL SITE PLAN) FOR PROPERTY INFORMATION. 4. PROVIDE A SAFE MEANS OF EGRESS THOUGH AND/OR AROUND THE BUILDINGAND SITE PER APPLICABLE CODES AND REGULATIONS AT ALL TIMES DURING THECONSTRUCTION PROCESS. MINIMIZE DISRUPTION TO ADJACENT AREAS /FLOORS AS MUCH AS POSSIBLE. 5. NOTIFY ARCHITECT PROMPTLY IF INFORMATION SHOWN IN ONE CONSTRUCTIONDOCUMENT CONFLICTS WITH INFORMATION SHOWN ON ANOTHER 6. NOTIFY ARCHITECT PROMPTLY IF CONSTRUCTION DOCUMENTS ARE INCONSISTENT WITH CURRENT APPLICABLE CODES AND REGULATIONS. 7. NOTIFY ARCHITECT PROMPTLY IF ANY EXISTING CONDITIONS CONFLICT WITHTHE CONSTRUCTION DOCUMENTS. 8. STRUCTURAL MEMBER PROFILES AS INDICATED ON ARCHITECTURAL DRAWINGSMAY VARY FROM ACTUAL FROM ACTUAL PROFILES AND SIZES INDICATED ONTHE STRUCTURAL DRAWINGS. STRUCTURAL DRAWINGS SHALL GOVERN. 9. COORDINATE EXACT LOCATIONS OF LIGHT FIXTURES, SPEAKERS, SMOKEDETECTORS, ACCESS PANELS, SPRINKLER HEADS, HVAC DUCTS, DIFFUSERS,REGISTERS AND OTHER SUCH CEILING ITEMS WITH MECHANICAL, ELECTRICALAND OTHER TRADES. NOTIFY ARCHITECT PROMPTLY IF ANY LOCATIONS CONFLICT WITH ARCHITECTURAL REFLECTED CEILING PLANS. 10. DIMENSIONS ARE TO FACE OF STUDS UNLESS NOTED OTHERWISE. 11. INSULATION SHALL MEET CALIFORNIA ENERGY COMMISSION QUALITYSTANDARDS AND BE CERTIFIED BY THE MANUFACTURER. 12. ALL WINDOWS AND DOORS SHALL BE DOUBLE GLAZED U.O.N. 13. SAFETY GLAZING SHALL BE PROVIDED IN ACCORDANCE WITH CRC SECTIONR308.4. 14 GENERAL LIGHTING IN KITCHENS AND BATHS SHALL HAVE AN EFFICIENCY OF 40LUMENS PER WATT. 15. ALL TOILETS ARE TO BE ULTRA LOW FLOW 1.28 GALLONS MAXIMUM FLUSHCAPACITY. 16. SMOKE AND CARBON MONOXIDE DETECTORS SHALL BE PROVIDED INACCORDANCE WITH CRC SECTIONS R314 AND R315. 17. GUARDS SHALL BE INSTALLED FOR ANY AREA MORE THAN 30" ABOVE GRADEAND RISE A MINIMUM OF 42" ABOVE F.F. AS WELLAS HAVE RAILING SPACING SUCH THAT A 4" DIA. SPHERE CANNOT PASS THROUGH PER CRC SECTIONR312.1. 18. UNLESS SPECIFICALLY SHOWN ON THESE PLANS NO STRUCTURAL MEMBERSHALL BE CUT, DRILLED, OR NOTCHED WITHOUT PRIOR WRITTENAUTHORIZATION FROM THE STRUCTURAL ENGINEER. SCOPE OF WORK COMPLETE THE FOLLOWING TO CONSTRUCT A NEW SINGLE-FAMILY HOME & JR. ADU: 1. MASS EXCAVATION, ROUGH GRADING, DRAINAGE, AND UNDERGROUND UTILITIESINSTALLED TO CONSTRUCT THE FOUNDATION AND RETAINING WALLS. 2. CONCRETE WORK TO CONSTRUCT FOUNDATION, RETAINING WALLS, PATIOSURFACES, SITE STAIRS, AND WALKWAYS. 3. FRAMING AND INSULATION OF FOUNDATION PONY WALLS AND 3-STORY STRUCTURE. 4. INSTALL STRUCTURAL HOLD-DOWNS TO THE FOUNDATION AND OTHER CONSTRUCTION CONNECTIONS AND WATERPROOFING. 6. CONNECT ALL UTILITIES AND TEST CONNECTIONS. 7. COMPLETE ALL EXTERIOR FINISHES. 8. COMPLETE ALL INTERIOR FINISHES. 9. INSTALL ROOF MEMBRANE, ROOF DECK SURFACE, AND GUARDRAILS. 10. COMPLETE FINAL GRADING AND LANDSCAPING ELEMENTS. CODE SUMMARY PROPERTY INFORMATION:STREET ADDRESS:1123 BALBOA BLVD E1123 BALBOA BLVD. ENEWPORT BEACH, CA 92661APN:048-152-09LOT SIZE:3548 SF (0.081 ACRES)OCCUPANCY TYPE:R-3 (SINGLE-FAMILY RESIDENCE)CONSTRUCTION TYPE:VB APPLICABLE CODES: CALIFORNIA CODE OF REGULATIONS (CCR) TITLE 24PART 2.5: BUILDING: 2019 CRCPART 3: ELECTRICAL: 2019 CECPART 4: MECHANICAL: 2019 CMCPART 5: PLUMBING: 2019 CPCPART 6: 2019 CALIFORNIA ENERGY CODEPART 9: 2019 CALIFORNIA FIRE CODE 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE CA. HEALTH AND SAFETY CODE DIV. 13, PART 6 AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED PER CRC 313 WUI REFERENCE CODE CRC R337 FIRE HAZARD SEVERITY ZONE - N/A: FIRE SPRINKLERS :EACH UNIT SHALL BE EQUIPPED WITH A FIRE SPRINKLER SYSTEM PER NFPA 13D.EACH UNIT SHALL HAVE INDEPENDENT FIRE RISERS FROM THE WATER METER. GAS FIREPLACES:2 TOTAL - ALL PRE-MANUFACTURED(LIVING ROOM, PRIMARY BEDROOM) ALL PRE-MANUFACTURED FIREPLACES WILL BE "LISTED" APPROVED UNITS, AND THELISTING AND INSTALLATION MANUAL SHALL BE AVAILABLE FOR REVIEW BY THE CITYFIELD INSPECTOR UPON REQUEST. GENERAL NOTES FLOOR AREA SUMMARY DEFERRED SUBMITTALS ALL DEFERRED SUBMITTALS ARE TO BE REVIEWED BY THE PROJECT ARCHITECT ORENGINEER OF RECORD & CERTIFIED BEFORE SUBMITTAL FOR PLAN CHECK ORAPPROVAL BY THE CITY 1. FIRE SPRINKLERS PLAN. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLINGFOR ROOF SHEATHING INSPECTION. 2. OBTAIN A SEPARATE SOLAR PV PLAN PERMIT BEFORE CALLING FOR ROOFSHEATHING INSPECTION. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275.SOUND LEVEL NOT TO EXCEED 50 dba (55 dba WITH TIMER; 65 dba WITH TIMERAND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE NBMC. LOCATIONOF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATEEQUIPMENT IN EQUIPMENT WELL OR ON THE ROOF IF NECESSARY. 4. PREFABRICATED GLASS RAILING SYSTEM. 5. A SEPARATE PERMIT IS REQUIRED FOR: a. ACCESSORY STRUCTURES. b. MASONRY OR CONCRETE FENCES OVER 3.5 FT. ABOVE GRADE ORWITHIN 3 FEET OF THE PROPERTY LINE. c. RETAINING WALLS OVER 4 FEET HIGH FROM THE BOTTOM OF THEFOUNDATION TO THE TOP OF THE WALLAND ANY RETAINING WALLWITHIN 3 FEET OF THE PROPERTY LINE REGARDLESS OF HEIGHT. * SEE SHEET G001 FOR COMPLETE AREA CALCULATIONS FOR NBMC ZONING COMPLIANCE NBMC NOTES PLANNING DEPT. NOTES : 1. SETBACKS TO BE MEASURED FROM FACE-OF-FINISH. 2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OF ANYCOMBINATION, THEREFOR, SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADEPRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S). 3. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OF ANYCOMBINATION, THEREFOR, SHALL NOT EXCEED 36 INCHES FROM EXISTING GRADEPRIOR TO CONSTRUCTION WITHIN THE OCEANFRONT ENCROACHMENT AREA. BUILDING DEPT. NOTES : 1. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FORSHORING & UNDERPINNING 2. TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARSFROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019AS REQUIRED BY NBMC SECTION 15.02.120. 3. PROVIDE A PROJECT INFORMATION SIGN IN DESIGNATED "HIGH DENSITY AREAS".PROJECT SIGN SHALL COMPLY WITH NBMC SECTION 15.60.030. GRADING NOTE : 1. CONTRACTOR SHALL USE THE CITY STANDARD FOR '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYSPRIOR TO STARTING EXCAVATION OR SHORING. PUBLIC WORKS DEPT. NOTES : 1. A NEW OCEAN FRONT ENCROACHMENT PERMIT IS REQUIRED. ANDAN APPROVEDENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THEPUBLIC RIGHT-OF-WAY. 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 ALLY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY,IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A_ NEW 1INCH WATER SERVICE, WATER METER BOX, SEWER LATERALAND/OR CLEANOUTWITH BOX AND LID WILL BE RQUIRED. 100% OF THE COST SHALL BE BORNE BY THEPROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030), SAIDDETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THEDISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TOMAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTIONPROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE ORUNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3.CONTRACTOR SHALL WORK WITH THE CITY UTILITY STAFF IF IT IS DETERMINEDTHAT THE EXISTING SEWER MAIN WILL BE REPLACED DURING THE COURSE OF THECONSTRUCTION PROJECT. 4.THE EXISTING STREET TREES SHALL BE PROTECTED IN PLACE. 24 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL 2/22/23 4/4/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:AREA SUMMARY Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 G001 UP UP TO 2nd DN TO GARAGEGE U UPTO2nd DNTOGARAG 34'-81/2"9'-10" 2'-0 " 5'-0"OPEN AREADEPTH 23'- 9 " 5'-0 " OP E N A R E A DEP T H 18 ' - 9 " 4'-0 " 19'- 9 " 18'-0"4'-3" 10 sq ft 824 sq ft 184 sq ft 442 sq ft 73 sq ft5 GREAT ROOM722sqft 1ST FLOOR COVERED PATIO93 sq ft 1ST LEVEL - FLOOR AREA1,083sqft COVERED MAIN ENTRY49 sq ft FOYER53 sq ft COAT8sqftSTAIR-223 sq ft MECH27 sq ft POWDER26 sq ft GARAGE442sqft COVERED Jr. ADU ENTRY23 sq ft Jr. ADU MECH25 sq ft STAIRS50 sq ft 1 2 34 DN DN TO 1stUP TO 3rd 34'-81/2"9'-10"22'-41/2" 4'-0 " 9'-6 " 10'- 3 " 7'-61/4" 2'-0 " 5'-0"OPEN AREADEPTH 23' - 9 " DDNNTTOO11sttUPTO3rd 23'-9" 6'- 8 " 5'-0 " OP E N A R E A DEP T H 4'-4 " 229 sq ft 30 sq ft 213 sq ft 43 sq ft 66 sq ft 824 sq ft 10 sq ft 49 sq ft 12 6 13 Jr. ADU - STUDIO161sqft BED 2110sqft BATH 243 sq ft LAUNDRY39 sq ft BATH 143 sq ftBED 1128 sq ft PRIMARY BEDROOM301 sq ft PRIMARY BATH91 sq ft PRIMARY WC18 sq ft COVERED PRIMARY SUITE BALCONY93 sq ft WIC 235 sq ft WIC 135 sq ft STORAGE18 sq ft COVERED BALCONY49 sq ft 2ND LEVEL - FLOOR AREA1,221 sq ft COVERED Jr. ADU ENTRY12 sq ft JR. ADU - FLOOR AREA243sqft HALL71 sq ft STAIR-293 sq ft Jr. ADU - BATH36 sq ft 7 11 810 9 DN TO 2nd DN TO 3rd DN TO 3rd 15' - 1 " 4'- 8 " 19'- 9 " 9'- 2 " 5" ROOF DECK627 sq ft COVERED FRONT DECK34 sq ft STAIR-334 sq ft STAIR 422 sq ft FLEX ROOM105sqft BATH 441 sq ft STORAGE67 sq ft 3RD LEVEL - FLOOR AREA233sqft REAR ROOF DECK354sqftCOVERED REAR DECK39 sq ft DNTO3rd STATTIR422sqftff CK DDDDDDNTO2nd 9'-2" FLEXROOM105sqftff BATAAH441sqftff 6'-7"4'-0"7'-4" 8"9'-11" 8" 10 sq ft 31 sq ft 37 sq ft 145 sq ft 4sqft 7sqft 16 17 18 19 15 14 FLOOR AREA LIMITATION BUILDABLE AREA :24 FT x 72 FT = 1728 SF MAXIMUM FLOOR AREA RATIO (FAR) :1728 SF x 2.0 = 3456 SF MAIN RESIDENCE - FAR : GARAGE 442 sfFIRST FLOOR 1083 sfSECOND FLOOR 1221 sfTHIRD FLOOR / ROOF 233 sfSUBTOTAL HEATED FLOOR AREA 2979 sf JUNIOR ADU - FAR:SECOND FLOOR 243 sf PROPOSED FAR:3222 sfALLOWABLE FAR :3456 sfDELTA(234) sf OPEN VOLUME AREA REQUIREMENT: AS PER 20.48.180.A.3.A RESIDENTIAL DEVELOPMENT STANDARDS AND DESIGN CRITERIA OPEN VOLUME AREA SHALL BE PROVIDED IN ADDITION TO THE REQUIRED SETBACK AREAAND SHALL BE A MINIMUM AREA EQUAL TO FIFTEEN (15) PERCENT OF THE BUILDABLE LOT.THE OPEN VOLUME MAY BE PROVIDED ANYWHERE ON THE LOT WITHIN THE BUILDABLE AREAAND BELOW TWENTY-FOUR (24) FEET FROM GRADE. THE OPEN AIR SPACE VOLUMEMAY BE PROVIDED ON ANY LEVEL OR COMBINATION OF LEVELS AND MAY EXTENDACROSS THE ENTIRE STRUCTURE OR ANY PORTION THEREOF. THE OPEN VOLUME SHALL HAVE A MINIMUM DIMENSION OF AT LEAST 5 FEET IN DEPTH FROM THE WALL PLANE ON WHICH IT IS LOCATED AND A MINIMUM VERTICAL CLEARDIMENSION OF AT LEAST 7'-6 AND SHALL BE OPEN TO THE OUTDOORS ON AT LEAST ONESIDE. BUILDABLE AREA : 1704 SF REQUIRED OPEN VOLUME AREA:MINIMUM REQUIRED : 1728 SF x 15% = 259.2 SF = 260 SF PROPOSED OPEN VOLUME AREA :COVERED MAIN ENTRY : 49 sfFIRST FLOOR COVERED PATIO : 93 sfPRIMARY SUITE COVERED BALCONY : 93 sf COVERED BALCONY OVER ENTRY : 49 sfSUBTOTAL OPEN VOLUME AREA :284 sf PROPOSED OPEN VOLUME AREA :284 sfMIN. REQUIRED OPEN VOLUME AREA :260 sfDELTA24 sf 3RD FLOOR AREA LIMITATION AS PER 20.48.180.A.2.a RESIDENTIAL DEVELOPMENT STANDARDS AND DESIGN CRITERIA THE MAXIMUM GROSS FLOOR AREA OF HABITABLE SPACE THAT MAY BE LOCATED ON ATHIRD FLOOR OR ABOVE TWENTY-FOUR (24) FEET IN HEIGHT SHALL NOT BE GREATERTHAN TWENTY (20) PERCENT OF THE TOTAL BUILDABLE AREA FOR LOTS THIRTY (30) FEET WIDE OR LESS BUILDABLE AREA : 1728 SF MAX. ALLOWABLE THIRD FLOOR AREA : 1728 SF X 20%= 345.6 SF PROPOSED THIRD FLOOR AREA: 234 SF COMBINED 3RD FLOOR AREA AND COVERED DECK LIMITATION AS PER 20.48.180.A.2.b RESIDENTIAL DEVELOPMENT STANDARDS AND DESIGN CRITERIA THE MAXIMUM THIRD FLOOR AND COVERED DECK AREA CANNOT EXCEED 50% OF THETOTAL BUILDABLE AREA. BUILDABLE AREA: 1728 SF MAX. ALLOWABLE THIRD FLOOR AND COVERED DECK AREA: 1728 SF X 50%= 864 SF 3RD FLOOR AND COVERED DECKS :FRONT COVERED DECK 34 sfREAR COVERED DECK 39 sfTHIRD FLOOR 234 sfPROPOSED 3RD FLOOR AND COVERED DECK AREA:307 sf PROPOSED:307 sfALLOWABLE :864 sfDELTA(557) sf AREA TABULATION TABLE ZONE No:ZONE AREA (sf):ZONE DIMENSIONS 1ST LEVEL:1 442 22'-4 1/2"x19'-9"2 65 16'-0 1/4"x4'-0"3 184 9'-10"x18'-9" 4 824 34'-8 1/2"x23'-9"5105'-0"x2'-0"1ST LEVEL SUBTOTAL: 1525 SF 2ND LEVEL:6 30 7'-6 1/4"x4'-0"721322'-4 1/2"x9'-6" 822922'-4 1/2"x10'-3"9439'-10"x4'-4"10 66 9'-10"x6'-8"11 824 34'-8 1/2"x23'-9" 12 10 7'-4"x19'-0"13 49 9'-10"x5'-0"2ND LEVEL SUBTOTAL: 1464 SF 3RD LEVEL:14 145 5'-0"x2'-0"15 37 4'-0"x9'-2" 16 31 6'-7"x4'-8"17 10 0'-8"x15'-1"18 4 9'-11"x0'-5"19 7 9'-11"x0'-8" 3RD LEVEL SUBTOTAL: 234 SF TOTAL AREA:3223 SF SCALE: 3/16" = 1'-0" 1 1st LEVEL - AREA SUMMARY SCALE: 3/16" = 1'-0" 2 2nd LEVEL - AREA SUMMARY SCALE: 3/16" = 1'-0"3 3rd LEVEL - AREA SUMMARY 25 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 05 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:HEIGHT LIMITATIONDIAGRAM Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 G002 05 05 05 05 DASH-DOTLINE INDICATESBUILDABLEAREA PARCEL BOUNDARY SHADEDRECTANGLEINDICATESBUILDINGFOOTPRINT INTERPOLATEDGRADE: 11.67'MAX. HEIGHT: 40.67' INTERPOLATED:GRADE: 12.41'MAX. HEIGHT: 41.41' INTERPOLATED:GRADE: 11.97'MAX. HEIGHT: 40.97' INTERPOLATED:GRADE: 11.52'MAX. HEIGHT: 40.52' INTERPOLATEDGRADE: 11.09'MAX. HEIGHT: 40.09' INTERPOLATEDGRADE: 10.49'MAX. HEIGHT: 39.49' INTERPOLATED:GRADE: 13.65'MAX. HEIGHT: 42.65' INTERPOLATED:GRADE: 12.30'MAX. HEIGHT: 41.30' INTERPOLATED:GRADE: 13.20'MAX. HEIGHT: 42.20' INTERPOLATEDGRADE: 9.09'MAX. FLAT ROOF HEIGHT: 33.09' INTERPOLATEDGRADE: 11.89'MAX. FLAT ROOF HEIGHT: 35.67' INTERPOLATEDGRADE: 12.62'MAX. FLAT ROOF HEIGHT: 36.62' PROPERTY LIN E ZER O S TRE ET S E TB A C K 3rd FLOOR-SIDESTEPBACK OC E A N F R O N T CEN T E R L I N E E. B A L B O A B O U L E V A R D ADJACENT RESIDENCELOT 10 ADJACENT RESIDENCELOT 12 30.00T.O. ROOF 37. 4 8 RID G E 8.94' P5elevation 8.9 8 'P10 elevat ion 11. 34'P9 ele v ation 12.56'P8 elev ation 13.3 4'P7 elevation 3rd F LOO R STRE ET S TEPBA C K 3rd 71.94'FOOTPRINT RUN 4.24 ' FO O T P R I N T R I S E RAKE PEAK: 40.08' INTERPOLATEDGRADE: 11.77'MAX. HEIGHT: 40.77' RAKE PEAK: 40.08' INTERPOLATEDGRADE: 12.09'MAX. HEIGHT: 41.09' PARAPET PEAK: 36.55' PARAPET PEAK: 36.55' TOP OF RAILING : 32.40' RAKE PEAK: 39.25'RAKE PEAK: 38.41' RAKE PEAK: 39.25'RAKE PEAK: 38.41' INTERPOLATEDGRADE: 11.85'MAX. HEIGHT: 40.85' INTERPOLATEDGRADE: 11.38'MAX. HEIGHT: 40.38' INTERPOLATEDGRADE: 11.22'MAX. HEIGHT: 40.22' INTERPOLATEDGRADE: 10.64'MAX. HEIGHT: 39.64'INTERPOLATEDGRADE: 12.54'MAX. HEIGHT: 41.54' FLAT ROOF CORNER : 33.61' INTERPOLATED:GRADE: 12.26'MAX. FLAT ROOF HEIGHT: 36.26' INTERPOLATEDGRADE: 8.99'MAX. FLAT ROOF HEIGHT: 32.99' INTERPOLATEDGRADE: 9.01'MAX. FLAT ROOF HEIGHT: 33.01' TOP OF RAILING : 32.40' INTERPOLATEDGRADE: 9.00'MAX. FLAT ROOF HEIGHT: 33.00' FLAT ROOF CORNER : 33.85' INTERPOLATED:GRADE: 12.05'MAX. FLAT ROOF HEIGHT: 36.05' FRONT S E TBA C K SLOPE DETERMINATION (20.30.050.A.1-2):LOW CORNERS OF LOT LINES:+9.18 & +9.12HIGH CORNERS OF LOT LINES:+12.42 & +13.36 FOOTPRINT RISE:13.36 - 9.12 = 4.24'FOOTPRINT RUN:71.94'SLOPE = RISE / RUN = 4.24' / 71.92' = 0.0613 =6.13% 12. 3 6' P1 ele v atio n 10.23' P4elevatio n 11.87' P3elevation 12.21' P2elevation 13.85' P6:elevation 1:1 S L O P E 1:1 S L O P E 1:1 SLOPE 3:12SLOPE3:12SLOPE 3:12SLOPE 3rd FLOOR-SIDESTEPBACK 3rd F LOO R STR E ET S TEPBAC K ESTABLISHED GRADE ELEVATION (20.30.050.B(3): THE SLOPE OF A LOT SHALL BE DETERMINED USING A FOUR-SIDED POLYGON THAT MOSTCLOSELY APPROXIMATES THE ACTUAL FOOTPRINT OF THE PROPOSED STRUCTURE. THEAREA OF THE FOUR-SIDED POLYGON SHALL NOT BE SMALLER THAN THE FOOTPRINT OFTHE PROPOSED STRUCTURE AND SHALL BE LOCATED ENTIRELY WITHIN THE BUILDINGAREA OF THE LOT. THE SLOPE OF THE POLYGON SHALL BE DETERMINED USING THE HIGHEST AND LOWESTELEVATION AT ANY OF THE FOUR CORNERS OF THE POLYGON AND THE DISTANCE BETWEEN THE RESPECTIVE CORNERS. ON LOTS WHERE THE SLOPE OF THE FOUR-SIDED POLYGON IS GREATER THAN FIVEPERCENT, THE ESTABLISHED GRADE FROM WHICH STRUCTURE HEIGHT IS MEASUREDSHALL BE A PLANE ESTABLISHED BY DETERMINING THE ELEVATION OF THE LOT AT FIVEEVENLY SPACED POINTS ALONG EACH OF THE TWO SIDE PROPERTY LINES ANDCONNECTING EACH OF THE POINTS ALONG A SIDE PROPERTY LINE WITH THECORRESPONDING POINT ON THE OPPOSITE SIDE PROPERTY LINE. THE FIVE EVENLY SPACED POINTS ALONG EACH SIDE PROPERTY LINE SHALL BE LOCATEDSO THAT ONE POINT IS LOCATED AT THE INTERSECTION OF THE FRONT SETBACK LINE WITH THE SIDE PROPERTY LINE, AND ANOTHER POINT IS LOCATED AT THE INTERSECTIONOF THE REAR SETBACK LINE WITH THE SIDE PROPERTY LINE. THE OTHER THREE POINTSALONG THE SIDE PROPERTY LINE SHALL BE LOCATED SO THAT ALL FIVE POINTS ARE EQUIDISTANT FROM EACH OTHER. 26 GSPublisherVersion 1195.30.30.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: E BA L B O A B L V D NEW P O R T B A L B O A B I K E T R A I L C S T R E E T D S T R E E T COR O N A D E L M A R B E N D 27 GSPublisherVersion 1195.30.30.100 EXISTING BUILDINGFF=14.73 EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P FOR REFERENCE ONLY EXISTING WATER MAINSHOWN FORREFERENCE. NUMBER DATE REVISIONS APP'V'D BENCHMARK: CHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM)1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT ATITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST ON THESUBJECT PROPERTY. SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETS BEFORESTARTING GRADING. LEGEND EXISTING CONCRETE EXISTING LANDSCAPE EXISTING RETAINING WALL EXISTING FENCE EXISTING BUILDING LIMITS PROPERTY LINE CENTERLINE BENCHMARK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OFORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) LOT 11 EAST SIDE ADDITION TO THE BALBOA TRACT.M.M. 4/20 LEGAL DESCRIPTION: AC ASPHALTBLDG BUILDINGBS BOTTOM OF STEPCF CURB FACECY CUBIC YARDSDIA DIAMETERDIM DIMENSIONEX EXISTINGEW EACH WAYFF FINISH FLOORFG FINISH GRADEFL FLOW LINEFS FINISH SURFACEGB GRADE BREAKGFF GARAGE FINISH FLOORHORIZ HORIZONTALINV INVERTMAX MAXIMUMMIN MINIMUMOC ON CENTERPL PROPERTY LINEPT POINTTC TOP OF CURBTF TOP OF FOOTINGTG TOP OF GRATETS TOP OF STEPTYP TYPICALTW TOP OF WALLVERT VERTICALW WIDTH ABBREVIATIONS: X X RDM SURVEYING INC. RON MIEDEMA L.S. 465323016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653OFFICE: 949.858.2924CELL: 949.422.1869RDMSURVEYING@COX.NET 28 GSPublisherVersion 1195.30.30.100 PROPOSED BUILDING 1 1 1 1 11 1 EXISTING BUILDING N.A.P EXISTING BUILDINGN.A.P 2 2 2 2 2 2 2 2 NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: EROSION CONTROL NOTES: 1 GRAVEL BAG BARRIER PER CASQA DETAIL SE-6, SEEDETAIL A, THIS SHEET GRAVEL BAG INLET PROTECTION PER CASQA DETAILSE-10. SEE DETAIL B, THIS SHEET.2 LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED RETAINING WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE PROPOSED GRAVEL BAGS GRAVEL BAG DETAIL A NOT TO SCALE A 12 " SECTION A-A A 3" MIN.OPENINGBETWEENBAGS TOPROW INLET PROTECTION B NOT TO SCALE NEW CATCHBASIN GRAVEL BAGSPER DETAIL "A",THIS SHEET FILTERFABRIC 29 GSPublisherVersion 1195.30.30.100 PROPOSED BUILDING EXISTING BUILDING N.A.P EXISTING BUILDINGN.A.P WM 1 SEWER CLEANOUT 10 2 2 2 2 2 33 3 6 4 5445 9BEGIN 9END 9BEGIN 9 END 9BEGIN 9END 9 9 9 3 3 3 3 5 9BEGIN 9 9 9 6 6 6 6TYP 6TYP 4 4 4 4 44 4 4 7 7 8 8 4 1 1 TREE 1 TREE NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: LEGEND EXISTING CONCRETE EXISTING LANDSCAPE EXISTING WALL EXISTING BUILDING LIMITS PROPERTY LINE CENTERLINE DEMOLITION NOTES: PROTECT IN PLACE, ITEM NOTED REMOVE EXISTING BUILDING REMOVE EXISTING LANDSCAPING. REMOVE CONCRETE. REMOVE EXISTING FENCE EXISTING CONCRETE STEPS. REMOVE EXISTING SIDEWALK. REMOVE EXISTING DRIVE ENTRANCE. REMOVE EXISTING WALL. REMOVE AND RELOCATED EXISTING GAS METER.CONTRACTOR AND OWNER TO COORDINATE GASMETER AND CONNECTION RELOCATION WITH GASCOMPANY. 1. ENTIRE SITE AND STRUCTURE TO BE DEMOLISHEDCOORDINATE WITH LANDSCAPE ARCHITECT TOCONFIRM ANY EXISTING PLANT MATERIAL TO BEPROTECTED IN PLACE, REMOVED, STORED, ORREPLANTED PRIOR TO DEMO. 2. VERIFY WITH SOILS ENGINEER IF SITE CONCRETE WORKTO BE DEMOLISHED CAN BE CRUSHED AND RECYCLEDTO BE USED AS ONSITE BASE MATERIAL. 3. UTILITIES SHOWN ON THIS PLAN FOR REFERENCE ONLY,IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFYAND CONFIRM THE LOCATION, DEPTH, AND CONDITIONOF ALL ONSITE UTILITIES. ALL DRY UTILITIES TO BECONFIRMED WITH SEPARATE MEP CONSULTANT. CONTRACTOR NOTES: 1 2 3 4 5 6 7 8 9 10 30 GSPublisherVersion 1195.30.30.100 36.00' PROPOSED BUILDINGFF=13.25 EXISTING BUILDING N.A.P EXISTING BUILDINGN.A.P 1 1 1 1 2 2 2 2 2 2 44 4 4 10 10 7 7 8 8 9 9 7.72'13.04'66.96'6.00'7.00' 1.00' 3.1 6 ' 23 . 7 5 ' 3.1 0 ' 1 2 29 . 9 9 ' 8.08' 7.0 3 ' 19. 7 5 ' 3.2 1 ' 6 11 11 11 13 4 4 12 12 12 12 12 23. 5 4 ' EX. TREE TOREMAIN EX. TREE TOREMAIN CONCRETE TOBE FLUSH FOR3.0' MINCLEARANCE FORDOORWAY 3.0 0 ' EX. DOMESTICWATER METERTO REMAIN. 14 15 15 1711 11 11 3 3 TO OBTAIN NEWOCEAN FRONTENCROACHMENTPERMIT 16 16 12 SCREENEDREFUSE/TRASHAREA. SEEARCHITECTURALPLANS 13 22 11 11 2 2 25 5 5 5 15.16TR12.41TC(12.15FS) 15.16TW(12.19FS) 12.35TC12.25FS 15.16TR(12.19FS)MATCH 15.16TR(12.18FS)MATCH 15.16TW12.32FS-RIDGE 15.16TW(12.38FS-R)NEW SITEWALL 15.16TR12.41TC(12.16FS) 12.35TC12.25FS 15.16TR12.35TC(12.15FS) 12.80TC12.35FS 12.80TC12.35FS 12.80TC12.35FS 12.80TC12.35FS-R 12.80TC12.35FS 12.80TC12.35FS 15.16TW(12.18FS-R)NEW SITEWALL NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE CONSTRUCTION NOTES 1 PROPOSED RESIDENTIAL STRUCTURE, UNDER SEPARATEPLAN AND PERMIT, SEE ARCHITECTURAL PLANS CONSTRUCT 4" THICK CONCRETE FLATWORK ON APPROVEDSUBGRADE. SEE SHEET C-12 FOR SOILS REPORTRECOMMENDATIONS FOR SUBGRADE PREP. SEE SEPARATEARCHITECTURAL PLAN FOR MATERIAL COLOR AND FINISH. CONSTRUCT CONCRETE STEPS. CONSTRUCT 36" HIGH SITE WALL ON PROPERTY LINE PERSEPARATE STRUCTURAL PLAN AND PERMIT. RAISED CONCRETE PATIO TURNDOWN/STEP. INSTALL ROOF DOWN SPOUT, SEE SHEET C-07. CONSTRUCT DRIVE APPROACH PER CITY OF NEWPORTBEACH STD 162. INSTALL 1' WIDE X 1' DEEP AC PATCH BACK PER CITY OFNEWPORT BEACH STD 162. CONSTRUCT TYPE 'A' 6" CONCRETE CURB AND GUTTER INPUBLIC RIGHT OF WAY PER CITY OF NEWPORT BEACH STD182. CONSTRUCT CONCRETE SIDEWALK IN PUBLIC RIGHT OFWAY PER CITY OF NEWPORT BEACH STD 180. INSTALL STORM DRAIN INLET PER SEPARATE STORM DRAINPLAN, SHEET C-07 INSTALL GATE PER SEPARATE ARCHITECTURAL PLAN ANDPERMIT. CONSTRUCT RAISED CURB WITH MOUNTED RAILING PERSEPARATE ARCHITECTURAL PLAN & DETAIL. CONSTRUCT STAIRS PER SEPERATE ARCHITECTURAL PLANAND PERMIT. CONSTRUCT LANDSCAPING PER PLAN AND PERMIT. INSTALL BOTTOMLESS TRENCH DRAIN PER STORM DRAINPLAN, SHEET C-07 INSTALL ROOF DOWNSPOUT TO DISCHARGE TO TRENCHDRAIN 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 31 GSPublisherVersion 1195.30.30.100 EXISTING BUILDINGN.A.P 1/4 " G A R A G E L I P PROPOSED RESIDENCE FF=13.25PAD=11.75 STE P U P T O H O U S E LOWER LEVEL TO GARAGEFF=9.16PAD=7.66 A- A- B- B- 37.0'7.0'6.0' 27.7' 3.0 ' 23 . 3 ' D-D- C-C- 2.0% 2.0%8.76LIP8.74FS 8.77FS 9.67TS-FF9.16FS MATCH(8.50TC)(7.96FL) MATCH(8.48TC)(7.98FL) MATCH(8.63FS) MATCH(8.62FS) 8.06LIP(7.98FL) 8.04 LIP(7.96FL) 7.5% 8.74FS 8.1%8.74FS 12.73FF12.73FSUTILITYROOM.SEEARCHITECTURAL 12.34TG 13.06TS12.61FS 1.5% 13.25FF13.06FS 13.06TS12.61FS 13.25TS-FF12.73FS 12.77TW12.60TS12.05BS(11.00EG)12.77TW12.05TS11.50BS(10.90EG) 11.50TS10.95BS 12.61FS-GB 2.0% 15.16TR12.41TC(12.15FS) 12.34TG 1.0 % 1.0%8.96TG 2.0% 2.0% EXISTING GASMETER TO BERELOCATED 8.89TG RID G E RID G E 2.0% 2.0% 2.7% 2.5% EX. WALLTO BEREPLACED (12.23)FS (11.95)FS (10.18FS-TC)9.04FSPROP. EXT.CURB (9.16FS)8.97FS 1.0% 2.0% (13.77)FS (13.33)FS (11.35)FS (9.02)FS 12.61FS 15.16TW12.59FS(13.62FS) 13.77TW11.68FS 12.92FS 12.94FS (8.66)FS 8.74 TG 15.16TW(12.19FS) 13.77TW12.49FS(13.55FS) 13.77TW12.61FS(11.35EG) 12.77TW(9.26FS-MATCH)PROP. GATE 14.67TW12.54FS(12.23FS)PROP. GATE RAISED CURBW/ RAILING (11.89)EG (12.26)EG 15.16TW12.46FS(12.36EG)NEW SITE WALL.OWNERCOORDINATIONREQUIRED. PROP.DOWNSPOUTLOCATION 12.47TW(10.37EG)9.57TS9.10BS (11.79EG)FLUSHWALLFOR 5.0' (EXISTING STEPS) 12.73TW12.69TS12.07BS(11.66EG) PROP.GATE EXISTINGTREE TOREMAIN EXISTINGTREE TOREMAIN FRONT OFBOARDWALKFGavgSAND+-11.70 12.35TC12.25FS 12.35TC12.25FS 12.75TG 15.16TR(12.19FS)MATCH 15.16TR(12.18FS)MATCH 15.16TW12.60FSEND (7)RISERS/STEPSTO FFE.PER BLDGPLAN &PERMIT 12.69FS 2.2% 12.77TW12.62FS(11.35EG)12.77TW12.66FS(11.35EG) 1.0% 12.77TW10.95TS10.40BS(9.67EG) 10.40TS9.85BS10.40TS9.30BS 8.81FSBOTTOMSTAIRS TO2ND LEVEL (6)-0.55'STEPSTO FFE 12.47TW12.07TS11.44BS 12.47TW11.44TS10.82BS 12.47TW10.82TS10.19BS 12.47TW10.19TS9.57BS 1.5% EX.TEL/CABLEVAULT TOREMAIN 12.75TG 12.75TG 12.80FS-HP 1.0 % 1.0 % 12.32FS-RIDGE 12.80FS-HP 2.5% 2.5% 2.3% 15.16TW(12.38FS-R)NEW SITEWALL 1.0 % 1.0 % SET LEADANMD TAGL.S. 4653 8.93TG SET LEADANMD TAGL.S. 4653 SET LEADANMD TAGL.S. 4653 SET LEADANMD TAGL.S. 4653 DRIVEWAYTO MATCHEXISTINGDRIVEWAY 15.16TR12.41TC(12.16FS) 12.35TC12.25FS 15.16TR12.35TC(12.15FS) SEE SEPARATEARCHITECTURALPLANS & PERMITFOR GATEELEVATIONS SEE SEPARATEARCHITECTURALPLANS & PERMITFOR GATEELEVATIONS SEE SEPARATEARCHITECTURALPLANS & PERMITFOR GATEELEVATIONS SEE SEPARATEARCHITECTURALPLANS & PERMITFOR GATEELEVATIONS SEE SEPARATEARCHITECTURALPLANS & PERMITFOR GATEELEVATIONS SEE SEPARATEARCHITECTURALPLANS & PERMITFOR GATEELEVATIONS SEE DETAIL 10,SHEET 10 FORTEMPORARYSHORING DETAILREFERENCE IMPERMEABLE LINERREQUIRED ON PL ANDBUILDING SIDE OFBOTTOMLESS TRENCH IMPERMEABLE LINEREQUIRED ON PL ANDBUILDING SIDE OFBOTTOMLESS TRENCH 12.80TC12.35FS 12.80TC12.35FS 12.80TC12.35FS 12.80TC12.35FS-R 12.32TG 2.7%12.29TG 1 % 2.7% 13.25FF13.06FS 13.25FF13.06FS 13.06FS 2.7% 1.0 % 2.3% 2.5% 2% 2% 12.80TC12.35FS 12.80TC12.35FS 15.16TW(12.18FS-R)NEW SITEWALL 8 10 12 8 10 PROPOSEDRESIDENCE 12 PL PROPOSEDWALKWAY 1414 ADJACENTPROPERTY(NAP)16 18 16 18 6 6 3.3' 1.5%1.5% 13.25TS-FF12.71FS12.89TW12.70FS(11.75EG)WALLENDSFORDOORWIDTH LIMITSOFOVER-EX OWNER TOCOORDINATESITE WALLWITHADJACENTOWNER SEE DETAIL 10,SHEET 10 FORTEMPORARYSHORING DETAILREFERENCE PL 1.0% PROPOSEDRESIDENCE 10 12 14 16 18 20 10 12 14 16 18 20 PROPOSEDWALKWAY 2222 8 8 ADJACENTPROPERTY(NAP)8.1' 6 6 13.25TS-FF12.73FS 12.77TW12.66FS(11.35EG) LIMITSOFOVER-EX OWNER TOCOORDINATESITE WALLWITHADJACENTOWNER SEE DETAIL 10,SHEET 10 FORTEMPORARYSHORING DETAILREFERENCE 10 12 14 16 18 20 10 12 14 16 18 20 2222 8 8 6 6 OCEANFRONT(NAP) PROPOSEDLANDSCAPING PROPOSEDHARDSCAPE PL PROPOSEDHARDSCAPE 2.1%2.3% 15.16TR12.35TC(12.15FS)12.35TC12.25FS 12.80FS-HP 13.25FF13.06FS SEE DETAIL 3,SHEET 9 FOR BOTTOMLESSTRENCH BMP DETAIL LIMITSOFOVER-EX 12.80TC12.35FS PROPOSEDRESIDENCE 10 12 14 16 18 20 10 12 14 16 18 20 2222 8 8 6 6 OCEANFRONT(NAP) PROPOSEDLANDSCAPING PROPOSEDHARDSCAPE PL PROPOSEDHARDSCAPE 2.1%2.3% 15.16TR12.41TC(12.16FS)12.35TC12.25FS 12.80FS-HP 13.25FF13.06FS SEE DETAIL 3,SHEET 9 FOR BOTTOMLESSTRENCH BMP DETAIL LIMITSOFOVER-EX 12.80TC12.35FS PROPOSEDRESIDENCE NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE SCALE: 1"=5'CROSS SECTION A-A SCALE: 1"=5'CROSS SECTION B-B FFE ELEVATION NOTE: AVERAGE SAND ELEVATION ON OCEANFRONT =11.70'+ 12" + 27.7' * 0.02 = +- 13.25 FFE SCALE: 1"=5'CROSS SECTION C-C SCALE: 1"=5'CROSS SECTION D-D 32 GSPublisherVersion 1195.30.30.100 SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD FW FW FW EXISTING BUILDING N.A.P EXISTING BUILDINGN.A.P 12.34TG11.14INV ROOF DRAIN CONNECTION TOAREA DRAIN W/ FILTER INSERT FORPRETREATMENT12.23TG11.86INV 10.90INV 10.87INV 10.52INV-IN10.85TOP9.35BOTT 10.52INV-IN10.85TOP9.35BOTT12.75TG10.72INV 12.75TG10.72INV 10.52INV10.85TOP9.35BOTT S=0.01 S=0.01 S= 0 . 0 1 10.56INV 10.60INV S=0.01 S=0.04 CORE DRILL3" OVERFLOW STORMDRAIN PIPE THROUGHCURB FACEINV OUT: 8.077.99FL S=0.01 10.09INV 8.32INV S=0.01 S=0.01S=0.04 32 20 26 23 30 28 28 23 243023 28 22 20 20 20 313131 20 30 20. 0 0 ' 20 23 10.54INV28 25 CORE DRILL3" OVERFLOW STORMDRAIN PIPE THROUGHCURB FACEINV OUT: 7.997.96FL 24 S=0.01 31 ROOF DRAIN WITH DOWNSPOUTTO DISCHARGE DIRECTLY TOTRENCH DRAIN12.75TG10.72INV 12.34TG4" INV OUT: 10.80(4" TO INF TRENCH)3" INV OUT: 11.37(3" OVERFLOW TO CURB) 23 S=0.163 20 20 SEE SHEET 8 FORUTILITY PLAN 8.96TG 8.89TG 8.74 TG 8.93TG 8.12INV33 21 21 21 21 PROPOSED RESIDENCEFF=13.25PAD=11.75 LOWER LEVEL TO GARAGEFF=9.16 PAD=7.66 12.29TG10.96INV23 12.32TG10.99INV23 10.52INV10.85TOP9.35BOTT2625 10.52INV10.85TOP9.35BOTT2625 CONTRACTOR TOPROTECT TREEROOTS TO BEST OFTHEIR ABILITY TOINSTALL CURB DRAINOUTLET CONTRACTOR TOPROTECT TREEROOTS TO BEST OFTHEIR ABILITY TOINSTALL CURB DRAINOUTLET S=0.0 1 22 22 20 SEE GRADING PLANSHEET 06 FOR SPOTELEVATIONS ANDFINISHED GRADES. S=0.10 S=0.10 S=0.10 23 NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: CONSTRUCTION NOTES: INSTALL 4" ADS HDPE PIPE PER MANUFACTURERSRECOMMENDATION WITH BEDDING AND BACKFILL PERSOILS REPORT RECOMMENDATIONS. INSTALL 6" WIDE NDS "DURA SLOPE" CHANNELTRENCH DRAIN WITH LIGHT DUTY RATED GRATE PERINSTALL WITH FLOGARD INSERT FILTER MODEL NO.FG-TD0F6 INSTALL 4" ADS HDPE WYE INSTALL 6" CIRCULAR AREA DRAIN IN HARDSCAPE PERDETAIL 7, SHEET 9 INSTALL 4" ADS HDPE 45° ELBOW INSTALL DRAIN THROUGH CURB FACE PER CITY OFNEWPORT BEACH STD-184. SEE DETAIL 2, SHEET 9. INSTALL VERTICAL TEE CONNECTION INSTALL VERTICAL 90° ELBOW INSTALL 4" ADS HDPE PERFORATED PIPE IN FRENCHDRAIN PER MANUFACTURERS RECOMMENDATIONWITH BEDDING AND BACKFILL PER SOILS REPORTRECOMMENDATIONS. SEE DETAIL B, THIS SHEET. INSTALL 90° BEND INSTALL 45° BEND INSTALL 22.5° BEND INSTALL BOTTOMLESS INFILTRATION TRENCH PERDETAIL 3, SHEET 9 INSTALL 3" PVC SCH. 40 PIPE FOR STORM OVERFLOWDRAIN. INSTALL DOWNSPOUT CONNECTION TO STORM DRAINSYSTEM PER DETAIL 5, SHEET 9. INSTALL 6" FLOGARDT-SERIES CATCH BASIN INSERT, MODEL #: FF-TR06.SEE DETAIL X & X, SHEET 9. CONTRACTOR TO SECUREFILTER W/ 2 BOLT DOWNS OR 2 SCREWS. INSTALL DOWNSPOUT CONNECTION TO STORM DRAINSYSTEM PER DETAIL 5, SHEET 9. INSTALL BIOCLEANOR OLDCASTLE FLOGARD ROOF DOWNSPOUT FILTER.SEE DETAIL 8, SHEET 9. CONNECT 3" PVC SCH. 40 PIPE TO BOTTOMLESSTRENCH DRAIN 20 21 22 23 24 25 26 27 28 29 SITE AREA:2,400 SFPROP. PERVIOUS AREA: 0 SFPROP. IMPERVIOUS AREA: 2,400 SF PROJECT AREAS: SITE AREA:2,400 SFPROP. PERVIOUS AREA: 0 SFPROP. IMPERVIOUS AREA: 2,400 SF SUBDRAIN REQUIREMENT:15 LF OF 2.0'X1.5' INF. BOTTOMLESS TRENCHREQUIRED PER 2,000 SF OF IMPERVIOUS SURFACE. 18' LF OF BOTTOMLESS TRENCH DRAIN REQUIRED.20 LF PROVIDED. BOTTOMLESS TRENCH DRAIN SIZE: 24 25 30 31 32 LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE PROPOSED BOTTOMLESSTRENCH DRAIN PROPOSED STORM DRAINSDSD 33 33 33 GSPublisherVersion 1195.30.30.100 EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P W FW FW FW 42 6.69INV40 41 44 50 51 52 61 (1) 1-1/2"90° BEND62 (1) 1-1/2"90° BEND62 EXISTING GAS METER TO BEREMOVED AND RELOCATED 60 43 EXISTING WATER MAINSHOWN FORREFERENCE.CONTRACTOR TOFIELD VERIFY ALLEXISTING UTILITIESPRIOR TOCONSTRUCTION. EXISTING WATER LINETO REMAIN. SHOWNFOR REFERENCEONLY.CONTRACTOR TOFIELD VERIFY ALLEXISTING UTILITIESPRIOR TOCONSTRUCTION. 63 PROPOSED RESIDENCE FF=13.25PAD=11.75 LOWER LEVEL TO GARAGEFF=9.16PAD=7.66 EXISTING SEWERLATERAL SHOWN FORREFERENCE.CONTRACTOR TOFIELD VERIFY ALLEXISTING UTILITIESPRIOR TOCONSTRUCTION. NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE PROPOSED SEWER LINE PROPOSED WATER LINE PROPOSED FIRE WATER LINE SEWER CONSTRUCTION NOTES CONNECT TO PROPOSED BUILDING SEWER LINE. POINT OFCONNECTION TO BE 5' FROM THE PROPOSED BUILDING FACE.LOCATION AND ELEVATION TO BE COORDINATED ANDMATCHED PER SEPARATE PLUMBING PLAN AND PERMIT. INSTALL 4" SDR-35 SEWER LINE. INSTALL 45° SDR-35 BEND. CONNECT TO EXISTING SEWER LATERAL PER PER DETAIL 1,SHEET 9 PER CITY OF NEWPORT BEACH STD. 406, NOTES 5,6,7,8 INSTALL SEWER CLEANOUT PER CITY OF NEWPORT BEACH STD.406. 40 41 42 43 1. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTSSURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ANDALLEY/STREET PAVEMENT AND OTHER IMPROVEMENTSWILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATECONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTINGUTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, ANEW 1 - INCH WATER SERVICE, WATER METER BOX, SEWERLATERAL AND/OR CLEAN OUT AND BOX WITH LID WILL BEREQUIRED. 100% OF THE COST SHALL BE BORNE BY THEPROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND14.08.030 ). SAID DETERMINATION AND THE EXTENT OF THEREPAIR WORK SHALL BE MADE AT THE DISCRETION OF THEPUBLIC WORKS INSPECTOR. 2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIREDFOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHINTHE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCILPOLICY L-6. 3. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIREDFOR WORK ACTIVITIES LOCATED WITHIN THE PUBLIC RIGHTOF WAY. 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT OFWAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINECONTRACTOR OR AN A LICENSED ENGINEERINGCONTRACTOR. 5. ALL WORK RELATED TO WASTE WATER IN THE PUBLICRIGHT OF WAY SHALL BE PERFORMED BY A C-34 LICENSEDSANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. PUBLIC WORKS NOTES WATER CONSTRUCTION NOTES CONNECT TO PROPOSED BUILDING WATER LINE. POINT OFCONNECTION TO BE 5' FROM THE PROPOSED BUILDING FACE.LOCATION AND ELEVATION TO BE COORDINATED ANDMATCHED PER SEPARATE PLUMBING PLAN AND PERMIT. INSTALL 1-1/2" SCH. 80 PVC PRIVATE WATER LINE FORDOMESTIC WATER. MIN. 42" BELOW GRADE. INSTALL 1" WATER SERVICE PER CITY OF NEWPORT BEACH STDNO 502. 50 51 52 SS W FIRE WATER CONSTRUCTION NOTES CONNECT TO PROPOSED BUILDING FIRE WATER LINE. POINT OFCONNECTION TO BE 5' FROM THE PROPOSED BUILDING FACE.LOCATION AND ELEVATION TO BE COORDINATED ANDMATCHED PER SEPARATE PLUMBING PLAN AND PERMIT. INSTALL 1-1/2" SCH. 80 PVC PRIVATE WATER LINE FOR FIREWATER. MIN. 42" BELOW GRADE. INSTALL PVC FITTING (SIZE AND ANGLE PER PLAN) WITHTHRUST BLOCK PER CITY OF NEWPORT BEACH STD NO 516-A. FIRE SYSTEM SERVICE CONECTION TO WATER MAIN PER CITYOF NEWPORT BEACH DEPARTMENT OF PUBLIC WORKSSTANDARD DRAWING 527. 60 61 62 FW 44 63 34 GSPublisherVersion 1195.30.30.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: BOTTOMLESS INFILTRATION TRENCH BMP NOT TO SCALE 3 SEWER CLEANOUT DETAIL CITY OF NEWPORT BEACH STD 406 1 PRIVATE DRAINS THROUGH CURB CITY OF NEWPORT BEACH STD 184 2 6 NOT TO SCALE 4" CONCRETE SIDEWALK DETAIL BUILDING SLAB SECTION FROM SOILS REPORT NOT TO SCALE 4DOWNSPOUT CONNECTION DETAIL 5 NOT TO SCALE 35 GSPublisherVersion 1195.30.30.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: AREA DRAIN DETAIL 7 NOT TO SCALEFLOGARD DOWNSPOUT FILTER 8 NOT TO SCALE SHORING DETAIL 10NOT TO SCALE BOTTOMLESS TRENCH DRAIN DETAIL 9 NOT TO SCALE 36 GSPublisherVersion 1195.30.30.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 37 GSPublisherVersion 1195.30.30.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: BMS RECHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23 4/4/2023 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 4/4/2023 1123 BALBOA PARTNERS, LLC1123 BALBOA BLVD ENEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 38 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL 2/22/23 4/4/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:DEMOLITION PLAN Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 AD000 Updated 9/9/2021 SB330 Compliance for Demolitions Community Development Department Planning Division100 Civic Center Drive / P.O. Box 1768 / Newport Beach, CA 92658-8915 (949) 644-3204 Telephone / (949) 644-3229 Facsimilewww.newportbeachca.gov General Information SB 330 (Chapter 654, Statutes of 2019) sets a temporary 5-year prohibition on reducing residential density when associated with the approval of a “housing development project”, beginning January 1, 2020 and concluding on January 1, 2025. A “housing development project” is defined as: a residential project of two or more units; a mixed-use project with two-thirds of the floor area designated for residential use; or a transitional or supportive housing project.In addition, existing units that are defined as “protected”1 under the law (see below for qualifications) must be replaced with units that have an equivalent number of bedrooms, rents affordable at the sameincome categoryas the displaced tenant(s) (or if incomes are unknown, according to the proportion of lower income renter households in the jurisdiction), and displaced tenants must be provided relocation benefits. Therefore, concurrent with the application of a housing development project that involves the demolition of any residential unit(s), the property owner shall answer the questions below for SB330 compliance. Site Address:____________________________ Legal Description: _________________________________ 1)Are you proposing to redevelop the site with a “housing development project”?___ Yes ___ No If no, stop here and sign certification. 2)Units proposed for demolition:____ Units proposed for construction:____ If a reduction in density is proposed, a demolition permit cannot be issued. 3)If you answer yes to any of the following questions, the unit(s) areconsidered “protected”: a.Currently, or within the last 5 years, are any of the units subject to a recorded covenant ordinance, or law restricting rents to levels affordable to low-or very low-income households? __ Yes __ No b.Currently, or within the last 5 years, are any of the units occupied by low- or very-low income households (see attachment for current income limits)? __ Yes __ No If any of the units proposed for demolition meet the “protected” criteria, please provide a summary of units (i.e., apartment number, size, number ofbedrooms, household size, and income level of tenant) and schedule a meeting with a planner to discuss replacement requirements. A demolition permit cannot be issued until an agreement is executed with the City guaranteeing the replacement of the protected units and tenant relocation benefits. Property Owner Certification (required): I ________________________, hereby certify that I am the property owner of the above described property. I declare under the penalty of perjury, the facts, statements and information presented in this document are true and correct to the best of my knowledge and belief. Signature Date Phone Number 1The City of Newport Beach does not have a local rent control ordinance. As such, the categories of “protected units”are limited to those stated above. Lot 11 in Block 18 of the east side addition to the Balboa Tract, APN 048-152-091123 E Balboa Blvd, Newport Beach, CA 22 BLAIR PORTEOUS, Manager - 1123 Balboa Partners LLC 11/29/22 415-531-1880 ✔ ✔ ✔ Updated 9/9/2021 ATTACHMENT A 2021 Orange County Income Limits If any units proposed for demolition are, or within the last 5 years, occupied by a very low- or low-income household, units are considered “protected” and require replacement. Please use the following table to determine income category of tenants occupying units. Responsibility of acquiring required information is that of property owner. If incomes are unknown, assume a proportion of units are “protected”in accordance to the proportion of lower-income renter households in the City. For example, for a 5-unit apartment building, assume 1 unit was occupied by a very-low income household and 1 unit was occupied by low-income households based on the proportions below.The HUD database can be accessed at the following link: https://www.huduser.gov/portal/pdrdatas_landing.html Proportion of Renter Households by Income Level - Newport BeachComprehensive Housing Affordability Strategy (CHAS) 2013-2017Income Level Renter Households Percentage of Total Renter Households Very Low Income 4,240 26% Low Income 2,550 15.6%Moderate Income 1,310 8%Above Moderate Income 8,230 50.4% Total 16,325 100% Income Categories Protected Unit Income CategoryNon-Protected UnitsHouseholdSizeVery Low Low Moderate or Above 1 Up to $47,100 $47,101 - $75,300 $75,301 or Above 2 Up to $53,800 $53,801- $86,050 $86,051 or Above 3 Up to $60,550 $60,551 - $96,800 $96,801 or Above 4 Up to $67,250 $67,251- $107,550 $107,551 or Above 5 Up to $72,650 $72,651- $116,200 $116,201 or Above 6 Up to $78,050 $78,051 - $124,800 $124,801 or Above LOT AREA : 2,400 sq ft (E)CONCRETEFLATWORK WITHINPROPERTYLINETO BE REMOVED. (E)WALLTOBE R E M OVED (E)WALLTOBEREMOVED (E)WALLTO B EREMOVED (E)WALLTOBEREMOVED(E)PLANTER T OBE R E M OVED,TYP. (E)SITESTAIRTO BE REMOVED. (E)SITESTAIRTO BEREMOVED. N25°48'14"E - 80.00' N25°48'39"E - 80.00' N6 4 ° 0 8 ' 4 0 " W - 3 0 . 0 0 ' N6 4 ° 0 8 ' 4 0 " W - 2 9 . 9 9 ' ADJACENT RESIDENCELOT 10 PLANTER 1123 E BALBOA BOULEVARD (E) BUILDING TO BE DEMOLISHED PLANTER PLANTER PLANTER ADJACENT RESIDENCE LOT 12 X X X X PROPERT Y L I NE - Z E RO S TRE ET S E TBA C K STREET S E TBA C K SIDE S E T BACK 24"TREE 24"TREE 15.80' 15.80' OC E A N F R O N T 8.48TC 7.98FL 7.96FL 8.50TC GM SEWER CO. 9.02 13. 6 2 T W 9.11FS 9.26FS 9.86 8.67 DR.OUTLET WM 8.63 8.62 SEWER CO. 24"TREE8.83 GM9.7 4 10.32 10.49FS11.52 11.6611.8412.0912.30 15.46TW 12.48 12.4 2 12.50 15. 4 2 T W 13. 4 1 14.51 14.73FF 13.34 13.36 15.33TW 12.20FS 15.40TW 12. 2 4 12.16 12.04 12.2315.53TW 12.13FS 12.27 12. 3 8 13.36 15.41TW 15.22TW 15. 3 3 T W 13.90 13.38FS 13.9 1 13. 5 9 T W 13.35TG 13.33TG 13.38TG 13. 6 4 T W 13.60 9.19 TEL/CABLE CE N T E R L I N E 36. 6 5 RID G E 12.00 12.02 12.04 12.18FS 13. 4 4 T W LOW9.12 E. B A L B O A B O U L E V A R D 24"TREE PLANTER 8.50TT2222222244444444""TTTTTTTTTTRRRRRRRRRRRRREEEEEEEEEEEEEEEE 2244""TTRREEEE SIDE SETBACK SCALE: 1/4" = 1'-0"1 DEMOLITION PLAN DEMOLITION NOTES 1. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR WORKACTIVITIES LOCATED WITHIN THE PUBLIC RIGHT OF WAY. 2. SITE TO BE FENCED AT A HEIGHT BETWEEN 72" - 84" USING A CHAIN LINKOVERLAID ON THE EXTERIOR WITH AN OPAQUE VINYL FENCE. 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 10FEET OF PUBLIC SIDEWALK. 8. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEENOCTOBER 15 AND MAY 15. 9. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALLBE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAYPROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINED OFTHE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY,WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 10. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLEDAND MAINTAINED FOR THE DURATION OF THE PROJECT. DEMOLITION METHOD & SEQUENCE 1. DEMOLITION OF STRUCTURE WITH LARGE EXCAVATOR TYPE TRACTORWITH THUMB. BREAK AND REMOVE CONCRETE FOUNDATION AFTER ALLDEMO DEBRIS IS REMOVED. DOZERORLOADERWRECKING-1OR2STORIES,MAXIMUM24'BUILDING WITH YARDS GREATER THAN THE HEIGHT OF THE BUILDING 2. ALL DEMOLITION WILL BE CONTAINED WITHIN PROPERTY LINES, NO DEMOWILL ENCROACH ON ADJACENT PROPERTY LINES. 39 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 05 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:SITE PLAN Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A000 UP UP TO 2nd UP LOT AREA : 2,400 sq ft DN TO GARAGE D E 765 8 10341 C 13'-21/4"TO GRID 3'- 1 3/4 " TO G R I D 19'-0" 17'- 6 " 13'-1"TO GRID 3'-53/4"4'-23/4"8'-13/4" TO GRID 3'-4 1/4" TO G R I D 3'-1 3/4" TO G R I D 3'-0 1/4" TO F I N I S H 3/4"TO FINISH 3'-2 3/4" TO F I N I S H 13'-01/4"TO FINISH 8'-01/4" TO FINISH 13'-03/4" TO FINISH 3'-0 1/4" TO F I N I S H 6'-4 1/4" CLE A R 3'- 3 1/2" CL E A R 2'-1 0 " 15 ' - 9 3/4" 4'-8 " 6"6'-6"6'-1" 23'- 6 " 6" 2'-53/4" 6" 3'-10" 21/4" 1'-0" 1'-0" 3'-0" 1'-0" 1'-0"8'-81/2"4'-63/4" 54'-81/4" 4" 12.00'10.19' TS: 11.42' 9.61' 8.72'8.81' FS: 8.74' 12.34'12.61' TSE: 12.61'(ridge) TSE: 12.61'(ridge) 8.7 7 ' do o r t h r e s h o l d TSE : 13.06'(step down from FFE) FFE : 13.25' FFE : 9.73' FFE : 1 3 . 2 5 ' STEP DN : 9.16' 12.09' TWE : 15.16'(EG : 12.18') TOP OF RAIL : 15.16' TWE : 13.80'(EG : 13.72') TWE : 13.80'(EG : 8.73') TWE : 13.80'(EG : 11.35') TC: 12.35' TSE: 13.06' TSE : 9.67' TWE : 12.75'(EG : 11.69') BS: 10.52' FS : 1 2 . 7 3 ' 12.61' TS: 12.80' BS: 12.35' TC: 12.35' TS: 1 3 . 0 6 ' TS:12.80' BS:12.35' TS: 12.19' TS: 12.26' TS: 1 2 . 8 0 ' BS:12 .35' TS: 13.06' BS:12.61' TS: 13.06' TS: 12.19' TS: 11.01' BS: 11.04'TS: 11.52' BS: 11.69'TS: 12.06' BS: 10.84'10.78'9.03' 33.70° 21.97° 2A000 2A000 3A000 3A000 SEWER C.O. SEWER C.O. MIN. INTERIOR 2-CARPARKING DIMENSIONS ELEC. METER GATE NEW CURB/SITEWALLWITHSHAREDWALLAGREEMENT WITH 1121NEIGHBOR GATE GATE (N)GATE SOLID GATETO TRASH (E)SITEWALLON1121PROPERTYTO REMAIN REUSE EXISTINGSLABORMATCHEXISTINGSLAB ELEVATIONSNEW SLAB (E)SITEWALLON 1125PROPERTYTO REMAIN N25°48'14"E - 80.00' N25°48'39"E - 80.00' N6 4 ° 0 8 ' 4 0 " W - 3 0 . 0 0 ' N6 4 ° 0 8 ' 4 0 " W - 2 9 . 9 9 ' OC E A N F R O N T GM WM GM X TEL/CABLE CE N T E R L I N E PROPERT Y L I NE - Z E RO S TRE ET S E TBA C K STREET S E TBA C K SIDE S E T BACK 15.80' OC E A N F R O N T CE N T E R L I N E E. B A L B O A B O U L E V A R D ADJACENT RESIDENCELOT 10 15.80' ADJACENT RESIDENCELOT 12 PLANTER 24"TREE 24"TREE 1.6% SLOPE GARAGE :2% SLOPE 1.55% SLOPE1.6% SLOPE PL A N T E R 2.0%MAX.SLOPE SCREENEDTRASH AREA SEE SHEET C-06FOR ADDITIONALGRADINGINFORMATION 1% SLOPE 1% SLOPE 2.0%MAX.SLOPE 2.0%MAX.SLOPE 2.0%MAX.SLOPE 9.02 14.87 13.77FS 13.33FS 13.22 12.23 11.35FS 10.82 9.67 8.83 9.1611.5211.95FS12.23FS 9.19 (N) GAT E (E) GAT E12.29FS 10.49FS (E) STEP (E) STEP (N ) STEP 12.18FS X (E ) GA T E 2% SLOPE2% SLOPE 8.76'garage lip R-2: SINGLE FAMILY RESIDENCEW/ JR ADU APN: 048-152-09, LOT 11 2 A G 22244"TTRRREEEE 22244"TTRRREEEE 5'-1 0 1/4" TO G R I D 21/4"TO GRID 5'-8 3/4" TO F I N I S H TWE : 12.75'(EG:12.19') TWE : 12.75'(EG : 12.40') 4A000 (N)GATE NEW6"WIDE CURB/WALL(N)RAIL SIDE SETBACK 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 10.52' EG : 12.61'EG: 12.19' TOP OF RAIL : 15.16' TOP OF CURB : 12.35' TS: 12.80' BS: 12.35' 51/2" 12.06' 11.01'11.52' 11.04' 9.16' 11.52'11.01' 1'-31/2" 6" R I S E 11.69' 41/2" RIS E 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 1'-0"3'-0"1'-0"1'-0" 7"RIS E 11.42' 10.19'9.61' 12.34'12.19' TOP OF RAIL: 15.16' 12.61' 1'-6 " TYP . 12.18'EG: 12.61'TOP OF CURB: 12.35' TS: 12.80' BS: 12.35' 51/2" 12.00' 10.78' 10.84' 9.03' SCALE: 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN SCALE: 1/4" = 1'-0"3 SITE SECTION SCALE: 1/4" = 1'-0" 2 SITE SECTION GENERAL CONTRACTOR TO PROVIDE A PROJECT INFORMATION SIGN. THE PROJECT SIGN SHALL COMPLY WITH NBMC SECTION 15.60.030 40 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL 2/22/23 4/4/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:ARCHITECTURALFOUNDATION PLAN Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A100 D E 765 8 103419 B C 23'- 6 " 2'-0 " 2 ' - 0 " 9'-1 0 3/4" 3'-5 " 4'-2 1/4" 2'-0 " 71'-8"5'-0"1'-101/2"16'-11/2"16'-0"3'-7"3'-10"3'-7"6'-8"15'-0" 1'-9 " 16 ' - 3 1/2" 2'-1 1 1/2" 59'-91/2"7'-81/8"4'-21/2"71'-8" 17'-71/2"3'-2" 45'-0"21'-8" 23/4"41/2"41/4" 3'-2 " 9'-8 1/2" 113/4" 11' - 4 1/2" 4'- 3 1/4 " 23'- 6 " 22'- 7 3/4" 101/4" 3'-113/8"2'-21/2"10'-113/4" 24'-0"27'-6"15'-6" HDU14 HDU14 HDU2 HDU14 HDU14 HDU2 HDU2HDU2 HDU4 HDU2 HDU2 HDU4 HDU4 HDU4 HDU4 HDU14 HDU14 N25°48'14"E - 80.00' N25°48'39"E - 80.00' N6 4 ° 0 8 ' 4 0 " W - 3 0 . 0 0 ' N6 4 ° 0 8 ' 4 0 " W - 2 9 . 9 9 ' PR OPERTY LIN E -ZERO S TR E ET S E TBA C K STRE ET S E TB A C K SIDESETBACK SIDESETBACK 1A300 1A300 1A3011A301 1A200 2A200 1A201 2A201 1A302 1A302 2A302 2A302 2A3002A300 4A302 4A302 2A3012A301 3A302 3A302 #DrgID#LayID #DrgID#LayID 2 A G F 3'- 1 1 " 14'- 3 3/4" 1st a n d2ndFLOORSETBACK L I N E PROPERTYLINE ZEROREARSETBACK L I N E SCALE: 1/4" = 1'-0"1 ARCHITECTURAL FOUNDATION PLAN ARCHITECTURAL FOUNDATION PLAN ISFOR DIMENSIONAL LAYOUTINFORMATION ONLY. SEE STRUCTURALPLANS FOR ALL OTHER INFORMATION. 41 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 01 02 04 05 COASTAL PERMIT SUBMITTAL COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 10/10/22 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:1st LEVEL - FLOOR PLAN Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A110 UP UP TO 2nd DN TO GARAGE 100a 105a 07 04 03a 03b 102a 101a 0102 103a 05 100c 06a06b06c 100b 106a D E 765 8 10341 C 05 05 23'- 6 " 4'- 0 " 9'-1 0 3/4" 3'-5 " 6'-2 1/4" 5'-0"1'-101/2"16'-11/2"16'-0"3'-7"3'-10"3'-7"21'-8"71'-8" 18' - 5 3/4 " -CL E A R 21'-03/4"-CLEAR 1"2'-0"6"1'-5" 1'-101/2"2'-71/4"10'-61/2"19'-51/4" 3"2'-10"2'-6"2'-01/2"2'-11" 4'-0"3'-71/2" 8'-5 1/2" 3'-1 1/2" 5'-0"41/8"2'-01/4"16'-77/8"3'-51/4"8'-01/2"3'-6"51/2"10'-1"17'-11"3'-9"51/2" 41/8"2'-0 1/4" 11/2" 1'-9 " 3'-2 1/2" 13'- 1 " 2'-1 1 1/2" 8'-0" 3'-0 " 3'-0 " 71'-8" 3'-6 1/2" 51/2" 9'-5 3/4" 2'-1 0 " 6'-0 3/4" 21/2" 51/2" 3'-6 1/2" 2'-4 3/4" 16' - 6 " 23'- 6 " 4'-1 1 1/2" 13'- 1 " 2'-6 " 2'-1 1/2" 12'-91/4"14'-113/4" 1'-8 " 51/2" 51/2"61/2"5'-0"6'-91/4" 5'-0 " 2'-8"3'-11/2"3'-10"3'-11/2" 17'-7"3'-2"5" 7'-9 5/8" 6'-0 3/8" 3'-83/4"3'-23/4" 21/2"2'-8"3" 4'-8 1/4" 3'- 1 3/8 " 4'-1 0 3/4" 2'-8 " 27/8" 13'- 1 0 " 13'-3" 9'-83/4"9'-2" 8'-9 1/2" 8'-9 1/2" 13'-3" 1A300 1A300 1A3011A301 1A200 2A200 1A201 2A201 1A302 1A302 2A302 2A302 2A3002A300 4A302 4A302 2A3012A301 3A302 3A302 #DrgID#LayID #DrgID#LayID P-01 A-04A-05 A-02 A-06 WH-2 A-01 EW-04b EW-04b EW-04b EW-04bi EW-04bi EW-04bi EW-05f EW-03EW-06b EW-03 IW-01a IW-02b IW-04b IW-01aIW-01a IW-01a IW-01a IW-01a IW-01b F-1 N25°48'14"E - 80.00' N25°48'39"E - 80.00' N6 4 ° 0 8 ' 4 0 " W - 3 0 . 0 0 ' N6 4 ° 0 8 ' 4 0 " W - 2 9 . 9 9 ' BAR PR OPERTY LINE - Z E RO S TR E ET S E TBACK STRE ET S E TB A C K SIDE S E T B A CK KITCHEN DINING DROPZONEBREAKFAST NOOK 36" R/F18"WINE36"PANTRY TRASH DW LIVING 19"BKSHLF 2% SLOPE GARAGE100442 sq ft FOYER10453 sq ft STAIR-220023 sq ft GREAT ROOM105722 sq ft POWDER10126 sq ft COAT1028sqft MECH10627 sq ft 1ST LEVEL - FLOOR AREA1,083 sq ft 1ST FLOORCOVEREDPATIO93 sq ft COVEREDJr. ADUENTRY23 sq ft STAIRS50 sq ft Jr. ADU MECH10125 sq ft STAIR-110323 sq ft 2 A G 11/2" 3'-01/4"3'-91/2"3'-01/4" 11/2" 4'-11"5'-71/2" P-02P-03 CW-04 A-03 P-14 P-13 FP-01 WH-1 IW-01a 1st a n d2ndFLOORSETBACK L I N E PROPERTYLINE ZEROSTREESETBACK L I N EW-06b DOOR 1 0 0 c SHALL B E SELF C L O SINGANDSELFLATCHINGPERR302.5.1 KITCHENVENT H O O D . 100CFMMIN. SIDE SETBACK 30" SPEEDOVEN 61/4" 63/4" 0" 21/4" COVEREDMAIN ENTRY49 sq ft SCALE: 1/4" = 1'-0"1 1st LEVEL - FLOOR PLAN xW-# SOUND INSULATION NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDEDALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OFFLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH ANAPPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, ANDAPPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALLBE ISOLATED FROM THE BUILDING CONSTRUCTION BYMEANS OF RESILIENT, SLEEVES, MOUNTS, OR MINIMUM1/4" THICK APPROVED RESILIENT MATERIAL.(EXCEPTION: GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED. 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOISTSPACES TO A POINT 12" BEYOND THE PIPE OR 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. GENERAL FLOOR PLAN NOTES: 1. SEE SHEET A510R FOR WALLAND CEILING/FLOORASSEMBLY DETAILS. 2. WHERE A CLEAR DIMENSION OF OPENING IS REQUIRED ORNOTED, MEASURE DIMENSION TO FACE OF PARTITIONFINISH. 3. TYPICAL FLOOR PLAN DIMENSIONS OF WALLS ARE TO THEFACE OF STUDS UNLESS NOTED OTHERWISE. 4. WHERE WALLS AND FURRING MEET, MAINTAIN A FLUSHSURFACE ON THE SIDE WHERE THE FINISH IS STRAIGHTOR CONTINUOUS UNLESS NOTED OTHERWISE. 5. SEE SHEET A603 FOR APPLIANCE AND PLUMBING FIXTURESCHEDULES. WALL TYPE SYMBOL AND NOTES SEE SHEETA501 & A502FOR INTERIOR AND EXTERIOR WALLTYPE ASSEMBLIES. ALL EXTERIOR WALLS ARE TYPEEW-10UNLESS NOTEDOTHERWISE. ALL INTERIOR WALLS ARE TYPEIW-2UNLESS NOTEDOTHERWISE GRAPHIC LEGEND: 1 HOUR WALLASSEMBLY: WALL TYPE TAG :(SEE A501 AND A502): 42 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 01 02 04 05 COASTAL PERMIT SUBMITTAL COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 10/10/22 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:2nd LEVEL - FLOOR PLAN Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A120 DN DN TO 1st 212a 212b 204a 214a UP TO 3rd 10 11c 11b 1211a 13 17 18 19 200908 213a207a 1615 201a 203a 202a 208a 202b 205a 206a 209a 14 208b D E 765 8 1041 C 05 05 1A300 1A300 1A3011A301 1A200 2A200 1A201 2A201 1A302 1A302 2A302 2A302 2A3002A300 4A302 4A302 2A3012A301 3A302 3A302 #DrgID#LayID #DrgID#LayID 1'-5"14'-93/4"6" 6'-1 1 1/4" 3'-7 " 12' - 0 3/4" 2'-6 5/8" 6'-1 0 1/4" 2'-7 7/8" 6'-01/8" 31/2" 35/8"7'-6"35/8" 31/2"2'-91/2" 2'-53/4" 3"2'-61/2"5'-53/4"2'-61/2" 61/2"2'-75/8"2'-01/2"3'-11/8"2'-01/2" 47/8"3'-11/8"2'-01/2"2'-75/8" 23'- 6 " 71'-8"5'-0"18'-0"16'-0"3'-7"3'-10"3'-7"21'-8" 4'-0 " 9'-1 0 3/4" 3'-5 " 6'-2 1/4" 3'-4 1/2" 5'-1 1 5/8" 5'-0"18'-51/2"11'-41/4"7'-91/4"2'-93/4"6'-03/4"7'-91/4"2'-81/2"9'-83/4" 4'-53/4"10'-61/2"1'-113/4"1'-51/2" 8'-0" 3'-0 " 3'-0 " 2'-21/4" 2'-5 1/2" 6'-11/2"4'-91/2"1'-61/2"3'-1" 61/2" 2'-10" 1'-11/4" 3'-101/2"3'-81/4"2'-10"6'-9"2'-10" 3" 2'- 1 0 3/4" 2'-1 0 " 3" 2'- 1 0 " 111/2" 63/4" 4'-9 1/2" 31/4" 31/2"2'-10"8'-101/2"31/2"2'-31/4"3'-83/4"2'-8"3" 6'-7 3/4" 2'-6 1/2" 4'-2 1/4" 2'-6 1/2" 4'-2 1/4" 2'-6 1/2" 101/4 " 23'- 6 " 5'-0"2'-43/8"12'-115/8"2'-61/2"16'-7"10'-1"14'-101/4"7'-31/4" 71'-8" 2'-5 7/8" 1'-9 " 3'-2 1/2" 13'- 1 " 2'-1 1 5/8" 7" 23'- 6 " 71'-8" 23'-53/4"23'-21/2" 23'-53/4" 23'-21/4"19'-73/4" 19'-41/4"19'-51/4" ORTAL CORNER FIREPLACE CHASE TODROPPED SOFFITABOVE P-07 P-04 P-05 P-01 P-06 P-08 P-09 P-10 P-01 P-12 P-12 P-15P-16 P-01 P-04 P-04 P-05 P-01 P-11 P-11 P-05 P-15P-16 A-07 FP-02 EW-03 EW-06b EW-04b EW-04b EW-04b IW-01a IW-01b IW-01a IW-01a IW-01a IW-01aIW-02b IW-02b IW-04b IW-02b IW-02b 2x4 PLUMBINGCHASE A-09 MICROWAVE UNDERCOUNTERREFRIGERATORGLASS RAILINGSUPPORTED BYSTANDOFFS. WATERDRAINS UNDERSTANDOFF ON TO PATIOSURFACE BELOW GLASS RAILING SUPPORTED BYSTANDOFFS. WATER DRAINS UNDERSTANDOFF ON TO SURFACE BELOW PROPERTY LIN E STRE ET S E TB A C K SIDESETBACK SIDESETBACK FLOATINGVANITY WET ROOM STORAGE OPENTOBELOWCOFFEE BAR PROPERTY LINE PROPERTY LINE PROPERTY LINE 2% SLOPE 2% S L O P E HALL20171 sq ft PRIMARY BEDROOM202301 sq ft BATH 120943 sq ft BED 2212110 sq ft LAUNDRY21039 sq ft 2ND LEVEL - FLOOR AREA1,221 sq ft COVEREDBALCONY49 sq ft STAIR-220093 sq ft PRIMARY BATH20391 sq ft JR. ADU - FLOOR AREA243sqft BED 1208128 sq ft WIC 220535 sq ft BATH 221143 sq ft WIC 120635 sq ft COVEREDPRIMARYSUITEBALCONY93 sq ft STORAGE20718 sq ft PRIMARY WC20418 sq ft Jr.ADU-STUDIO213161 sq ft Jr. ADU - BATH21436 sq ft LANDING AND EXTERIORSTAIR TREADS WITH 2%SLOPE TOWARDS THEBOTTOM LANDING. WATERDRAINS DOWN STAIRCASE 2 A G 202b 23'-21/2" EW-04b 2%SLOPE COVEREDPRIMARYRRSUITEBALCONY93sqftff 201a 23'-21/4" EW-03 EW-06b 2%SLOPE COVEREDBALCONY49sqftff 19'-51/4" 05 4'-0 " 51/2 "2'-2 1/4" 3'-3 1/2" 211a210a CHASE TOMECH BELOW CW-02P-02 CW-05 CW-02P-02 CW-05 CW-02P-02 CW-05 1st a n d2ndFLOORSETBACK L I N E PROPERTYLINE ZEROSTREETSETBACK L I N E 31/4" 31/2"3" 2% SLOPE COVEREDJr. ADUENTRY12 sq ft 9a BATAAH120943sqftff W02 SCALE: 1/4" = 1'-0"1 2nd LEVEL - FLOOR PLAN xW-# SOUND INSULATION NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDEDALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OFFLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH ANAPPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, ANDAPPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALLBE ISOLATED FROM THE BUILDING CONSTRUCTION BYMEANS OF RESILIENT, SLEEVES, MOUNTS, OR MINIMUM1/4" THICK APPROVED RESILIENT MATERIAL.(EXCEPTION: GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED. 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOISTSPACES TO A POINT 12" BEYOND THE PIPE OR 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. GENERAL FLOOR PLAN NOTES: 1. SEE SHEET A510R FOR WALLAND CEILING/FLOORASSEMBLY DETAILS. 2. WHERE A CLEAR DIMENSION OF OPENING IS REQUIRED ORNOTED, MEASURE DIMENSION TO FACE OF PARTITIONFINISH. 3. TYPICAL FLOOR PLAN DIMENSIONS OF WALLS ARE TO THEFACE OF STUDS UNLESS NOTED OTHERWISE. 4. WHERE WALLS AND FURRING MEET, MAINTAIN A FLUSHSURFACE ON THE SIDE WHERE THE FINISH IS STRAIGHTOR CONTINUOUS UNLESS NOTED OTHERWISE. 5. SEE SHEET A603 FOR APPLIANCE AND PLUMBING FIXTURESCHEDULES. WALL TYPE SYMBOL AND NOTES SEE SHEETA501 & A502FOR INTERIOR AND EXTERIOR WALLTYPE ASSEMBLIES. ALL EXTERIOR WALLS ARE TYPEEW-10UNLESS NOTEDOTHERWISE. ALL INTERIOR WALLS ARE TYPEIW-2UNLESS NOTEDOTHERWISE GRAPHIC LEGEND: 1 HOUR WALLASSEMBLY: WALL TYPE TAG :(SEE A501 AND A502): 43 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 01 02 04 05 COASTAL PERMIT SUBMITTAL COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 10/10/22 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:3rd LEVEL - FLOOR PLAN Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A130 DN TO 2nd DN TO 3rd DN TO 3rd 302a D E 65 8 1019 B C 6A500 5A500 5A500 05 05 05 1A300 1A300 1A3011A301 1A200 2A200 1A201 2A201 1A302 1A302 2A302 2A302 2A3002A300 4A302 4A302 2A3012A301 3A302 3A302 #DrgID#LayID #DrgID#LayID 5'-0"34'-0"3'-7"7'-5"6'-8"15'-0" 2'-03/4" 71'-8" 23'- 6 " 2'-0 " 2'-0 " 9'-1 0 3/4" 3'-5 " 4'- 2 1/4" 2'-0 " 63/4" 3'-0 1/8" TO F I N I S H 2'-9"STAIR RUN 3'- 0 1/4 " STA I R W I D T H 43/4" 3'-7 1/2" STA I R W I D T H 17'-8" 77/8 " 3'-2 " 3'-8 7/8" 8'-3 1/4" 2'- 1 1 1/2"81/2" 19'- 6 " 81/2"2'-6 1/2" 4'-6 1/2" 11'- 0 " 81/2" 19'- 6 " 17'-8" 7'-1 1/4" 2'-1 1 1/2" 1'- 4 1/2 " 3'-5 " 3'-11/2"2'-101/8"6'-113/4" 6'-01/4" 5/8"TO FINISH 2'-1 1 1/8" TO F I N I S H 3/4 " EAV E OVE R H A N G 3'-0" 29'-71/2"29'-53/4" P-05 P-01 P-04 P-15P-16 ROOF DRAIN OVERFLOW DRAIN OVERFLOW DRAIN ROOF DRAIN. PIPE 2"H x 3-1/2"WPRIMARY SCUPPERW/CONDUCTOR HEAD 4"H x 5-1/2"WOVERFLOW SCUPPER 3" DIA.PRIMARY ROOF DRAINLINEWITH UNDERGROUNDPOC TO STORM DRAIN LINE.SEE CIVIL DAYLIGHT 3" DIA.OVERFLOW DRAIN LINEABOVE SIDEWALK WITHSHEEP'S TONGUE OUTLET. IW-02b IW-02b CU-1 PP-03 CU-2 PIPE LANDING LINEARDRAIN THROUGH WALLTO CONDUCTOR HEAD STRE ET S E TB A C K SIDESETBACK SIDESETBACK 3rd F LOO R STR E ET S TEPBA C K OPENTOBELOW WET BAR 3rd FLOOR-SIDESTEPBACK 2% S L O P E 2% S L O P E 2 % S L O P E CRICKET CRICKET CRICKET 2% SLOPE CRI C K E T +0"+2" +2.5"+2.5" +2.5"+2.5" +2.5" PROPERTYLINE ZE RO STR E ET S E TBA C K MECHANICAL EQUIPMENT SHALLBE SCREENED FROM VIEW FOMTHE PUBLIC RIGHT OF WAY ANDADJACENT RESIDENTIALPROPERTIES AS SEEN FROM APOINT 6 FEET ABOVE THEGROUND. FRONT ROOF SHALLNOT BE USED AS AWALKING SURFACE CEILING HEIGHTBELOW6'-0" 31'-2" 13'-8" 2'-2 " 1'-6" 9'-10" 21'- 2 " 3RD LEVEL - FLOOR AREA233sqft STORAGE30467 sq ft COVERED FRONTDECK34 sq ft COVERED REAR DECK39 sq ft FLEX ROOM301105 sq ftROOF DECK627sqft REAR ROOF DECK354 sq ft STAIR-330034 sq ft BATH 430241 sq ft STAIR 430322 sq ft 21 301a 303a 304a 3rd F LOO R STRE ET S TEPBAC K 2 A G F 3'-0" 303a +84" 87.5" 87.5" 87.5" 87.5" 05 2'-0 3/4" 2'- 0 3/4" 8'-0"15'-0" 2'-0 " 3'-0 " 3'-0 " 2'-0 " 15'-0" 10'-61/2"3'-31/2"2'-8"3" 15/8 " EAV E OV E R H A N G 2'-1 0 3/8" TO F I N I S H 33'-63/4" 31'-4 1/2"31'-10" 33'-81/2" TOP OF THRESHOLD33'-10" P-02P-03 CLASS-A ROOFSTANDINGSEAM METAL PANEL 3rd FLOORSTEPBACK LINE 1st and 2ndFLOORSETBACK LINE PROPERTY LINE CLASS-A ROOFSTANDINGSEAMMETALPANEL ZEROSTREETSETBACK L I N E CW-04 TOTAL LENGTH TOSTAIR EXIT: 48'-6" TOTAL LENGTH TOSTAIR EXIT: 32'-6" 3rdFLOOR-SIDESTEPBACK CLASS-A ROOFGACODECK FLUIDAPPLIED COATING ROOF DRAINAGE CALCULATION:ROOF AREA : 627sf + 93sf = 720 sfHOURLY RAINFALL: 2.0"(CPC TABLE D101.1)3" DIA. ROOF DRAIN PIPE: 4400rd/sf(CPC TABLE 1103.1)720 sf / 4400 rd/sf = 0.164 rd1 DRAIN REQUIRED (2 DRAINS PROVIDED) CLASS-A ROOFGACODECK FLUIDAPPLIED COATING ROOF DRAINAGE CALCULATION:ROOF AREA: 334 sfHOURLY RAINFALL: 2.0"(CPC TABLE D101.1)2" DIA. ROOF DRAIN PIPE: 1440 rd/sf(CPC TABLE 1103.1)334 sf / 1440 rd/sf = 0.232 rd1 DRAIN REQUIRED (1 SCUPPER PROVIDED) CLASS-A ROOFGACODECK FLUIDAPPLIED COATING 1:1 S L O P E 1:1 S L O P E 1:1 SLOPE 13/4" 11/2" 11/2" ATTIC VENTILATION CALCULATION:ATTIC AREA: 233 SF REQUIRED NET FREE VENT AREA:ATTIC AREA/150SF =233/150 = 1.6SF(CRC 1202.2.1) 3 SQ.IN NET-FREE AREA PER LF OFFRY-REGLET 2" VENT PROFILE TOTAL REQUIRED VENTS:1.6SF*144 = 230 SQ.IN230/3 = 77 LF77 LF REQUIRED / 150 LF PROVIDED TOTAL ATTIC AREA233sqft ROOF HATCH LEGEND LIQUID APPLIED ROOFING COMPOSITE ASPHALT SHINGLES STANDING SEAM METAL PANELS SCALE: 1/4" = 1'-0"1 3rd LEVEL - FLOOR PLAN xW-# SOUND INSULATION NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDEDALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OFFLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH ANAPPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, ANDAPPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALLBE ISOLATED FROM THE BUILDING CONSTRUCTION BYMEANS OF RESILIENT, SLEEVES, MOUNTS, OR MINIMUM1/4" THICK APPROVED RESILIENT MATERIAL.(EXCEPTION: GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED. 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOISTSPACES TO A POINT 12" BEYOND THE PIPE OR 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. GENERAL FLOOR PLAN NOTES: 1. SEE SHEET A510R FOR WALLAND CEILING/FLOORASSEMBLY DETAILS. 2. WHERE A CLEAR DIMENSION OF OPENING IS REQUIRED ORNOTED, MEASURE DIMENSION TO FACE OF PARTITIONFINISH. 3. TYPICAL FLOOR PLAN DIMENSIONS OF WALLS ARE TO THEFACE OF STUDS UNLESS NOTED OTHERWISE. 4. WHERE WALLS AND FURRING MEET, MAINTAIN A FLUSHSURFACE ON THE SIDE WHERE THE FINISH IS STRAIGHTOR CONTINUOUS UNLESS NOTED OTHERWISE. 5. SEE SHEET A603 FOR APPLIANCE AND PLUMBING FIXTURESCHEDULES. 6. SEE DETAIL 3/A140 FOR PRIMARY AND OVERFLOWSCUPPER DETAILING. WALL TYPE SYMBOL AND NOTES SEE SHEETA501 & A502FOR INTERIOR AND EXTERIOR WALLTYPE ASSEMBLIES. ALL EXTERIOR WALLS ARE TYPEEW-10UNLESS NOTEDOTHERWISE. ALL INTERIOR WALLS ARE TYPEIW-2UNLESS NOTEDOTHERWISE GRAPHIC LEGEND: 1 HOUR WALLASSEMBLY: WALL TYPE TAG :(SEE A501 AND A502): 44 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 01 02 04 COASTAL PERMIT SUBMITTAL COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL 10/10/22 2/22/23 4/4/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:ROOF PLAN Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A140 5 1019 B 1A300 1A300 1A3011A301 1A200 2A200 1A201 2A201 1A302 1A302 2A302 2A302 2A3002A300 4A302 4A302 2A3012A301 3A302 3A302 #DrgID#LayID #DrgID#LayID 23' - 6 " 2'-0 " 19' - 6 " 2'-0 " 5'-0"34'-0"17'-8"15'-0" 71'-8" 3'-0 " 2'- 0 " 8'-0"15'-0"11 " T Y P . R A K E OV E R H A N G 4'-3 1/4" 4'-1 3/4" 11" T Y P . R A K E OV E R H A N G 40'-01/4" PROPERTY LIN E ZERO S TRE ET S E TB ACK 3rd FLOOR-SIDESTEPBACK 3rd F LOO R STR E ET S TEPBA C K 2 A G F 3'-0 " 15'-0" TOP OF RAKE : 40'-10"TOPOFRAKE:40'-01/4"TOP OF RAKE : 39'-2" MAX. FUTURE SOLAR PANELARRAY AREA (300sf) OUTLINE OFBUILDING BELOW 3rdFLOORSTEPBACKLINE 1st and 2nd FLOORSETBACK LINE PROPERTY LINE ZEROSTREETSETBACK L I N E CLASS A ROOFCOMPOSITE ASPHALTSHINGLE 3:12SLOPE3:12SLOPE 3:12SLOPE FRONT SETBA C K 3rdFLOOR-SIDESTEPBACK 3rdFLOOR STR E ET S TEPB A C K SCALE: 1/4" = 1'-0"1 ROOF PLAN ROOF HATCH LEGEND LIQUID APPLIED ROOFING COMPOSITE ASPHALT SHINGLES STANDING SEAM METAL PANELS 45 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 05 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:EXTERIOR ELEVATIONS Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A200 EXTERIOR MATERIAL SCHEDULE CATEGORY RAILINGS ROOFING STUCCO/PLASTER TRIM MATERIAL ID RAIL-1 RAIL-2 ROOF-1 ROOF-2 ROOF-3 STUCCO-1 STUCCO-2 BRAKE-1 BRAKE-2 DESCRIPTION ASSEND TALON GLASSRAILING SYSTEMSIDE TALON GALSSRAILING SYSTEM LIQUID MEMBRANEROOFING ASPHALT SHINGLES STANDING SEAM METALROOF 3 COAT STUCCO 3 COAT STUCCO COPING COPING VENDOR VIEW RAIL VIEW RAIL GACODECK CERTAINTEED METAL SALES LOCALCONTRACTORLOCALCONTRACTOR LOCALCONTRACTORLOCALCONTRACTOR SIZE GUARDRAILHEIGHTGUARDRAILHEIGHT MINI-BATTEN 1" /16" PAN 1" THICK 1" THICK 24 GA. 24 GA. FINISH 1/2" TEMPEREDGLASS PANELS1/2" TEMPEREDGLASS PANELS GACOFLEX U-66 LANDMARK PVDF PAINT SANTA BARBARAFINISHSANTA BARBARAFINISH PVDF PAINT PVDF PAINT COLOR STAINLESS STEELHARDWARESTAINLESS STEELHARDWARE GRAY CINDER BLACK SLATE GREY WHITE BLACK SLATE GREY MATTE BLACK NOTES SEE PROVIDED PRODUCT DATA FORCODE COMPLIANCE INFORMATIONSEE PROVIDED PRODUCT DATA FORCODE COMPLIANCE INFORMATION UL CLASS-AASSEMBLY - TGFU.R5663 UL CLASS-AASSEMBLY - ICC ESR-1389 UL CLASS-AASSEMBLY - UL 790 PROVIDE CONTROL JOINTS PEREXTERIOR ELEVATIONSPROVIDE CONTROL JOINTS PEREXTERIOR ELEVATIONS 1 2 5 7 8 10 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' TOP OF RAKE : 40.83' TOP OF RAKE : 40.01' TOP OF RAKE : 39.16' TOP OF PARAPET : 37.29' TOP OF PARAPET : 35.77' TOP OF PARAPET : 30.44' TOP OF RAILING : 32.98' 21 ' - 1 1 1/8" BUI L D I N G H E I G H T FR O M E S T A B L I S H E D G R A D E 23 ' - 7 7/8" BU I L D I N G H E I G H T FRO M E S T A B L I S H E D G R A D E 23 ' - 1 0 3/4" BUI L D I N G H E I G H T FR O M E S T A B L I S H E D G R A D E 28'- 5 " BUI L D I N G H E I G H T FR O M E S T A B L I S H E D G R A D E 20213a 201a 0102103a 03b03a 08 09 04 STUCCO-2STUCCO-2 RAIL-1 STUCCO-2 STUCCO-1 BRAKE-2 STUCCO-2 STUCCO-2 STUCCO-2 STUCCO-1 STUCCO-1 BRAKE-1 BRAKE-2 BRAKE-1 ROOF-3 SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) STUCCO-2 RAIL-2 PROPER T Y L I NE PRO P ERT Y LINE FR ONTSE T B ACK 8.98' P10elevation 12.56' P8elevation 11.34' P9elevation 32.98' P10+24elevation 36.56' P8+24elevation 37.98 ' P10+29elevation 13.34' P7elevation 13.85'P6 ele v ation 37.34' P7+24elevati on 37.85'P6+24 elevation 35.24' P9+24 elevation 42.34' P7+29elevation 41.56' P8+29elevat i on 42.8 5 'P6+2 9elev ati on 40.24' P9+29elevation A CB D GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' 28'- 5 3/4" BUI L D I N G H E I G H T FR O M E S T A B L I S H E D G R A D E TOPOFRAKE:40.83' TOP OF PARAPET : 35.78'TOP OF PARAPET : 37.30' 202b 303a 304a 10 05 105a STUCCO-2 BRAKE-2 STUCCO-2 STUCCO-1 STUCCO-2 STUCCO-1 STUCCO-2 RAIL-1 STUCCO-1 BRAKE-2 STUCCO-1 ROOF-3 SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) PR OPER TY LINE PROPER TY LINE 13.85' P6elevation 37.85' P6+24 elevation 42.85' P6+29eleva tion 12. 36'P1 ele v ation 36.36'P1+24elev ation 41. 3 6 ' P1 + 2 9 elevation SCALE: 1/4" = 1'-0"1 SOUTH EXTERIOR ELEVATION SCALE: 1/4" = 1'-0"2 WEST EXTERIOR ELEVATION ALL EXTERIOR MATERIALS MUST COMPLY WITH SECTION R327 OF THE CALIFORNIA RESIDENTIAL CODE. 46 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 05 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:EXTERIOR ELEVATIONS Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A201 EXTERIOR MATERIAL SCHEDULE CATEGORY RAILINGS ROOFING STUCCO/PLASTER TRIM MATERIAL ID RAIL-1 RAIL-2 ROOF-1 ROOF-2 ROOF-3 STUCCO-1 STUCCO-2 BRAKE-1 BRAKE-2 DESCRIPTION ASSEND TALON GLASSRAILING SYSTEMSIDE TALON GALSSRAILING SYSTEM LIQUID MEMBRANEROOFING ASPHALT SHINGLES STANDING SEAM METALROOF 3 COAT STUCCO 3 COAT STUCCO COPING COPING VENDOR VIEW RAIL VIEW RAIL GACODECK CERTAINTEED METAL SALES LOCALCONTRACTORLOCALCONTRACTOR LOCALCONTRACTORLOCALCONTRACTOR SIZE GUARDRAILHEIGHTGUARDRAILHEIGHT MINI-BATTEN 1" /16" PAN 1" THICK 1" THICK 24 GA. 24 GA. FINISH 1/2" TEMPEREDGLASS PANELS1/2" TEMPEREDGLASS PANELS GACOFLEX U-66 LANDMARK PVDF PAINT SANTA BARBARAFINISHSANTA BARBARAFINISH PVDF PAINT PVDF PAINT COLOR STAINLESS STEELHARDWARESTAINLESS STEELHARDWARE GRAY CINDER BLACK SLATE GREY WHITE BLACK SLATE GREY MATTE BLACK NOTES SEE PROVIDED PRODUCT DATA FORCODE COMPLIANCE INFORMATIONSEE PROVIDED PRODUCT DATA FORCODE COMPLIANCE INFORMATION UL CLASS-AASSEMBLY - TGFU.R5663 UL CLASS-AASSEMBLY - ICC ESR-1389 UL CLASS-AASSEMBLY - UL 790 PROVIDE CONTROL JOINTS PEREXTERIOR ELEVATIONSPROVIDE CONTROL JOINTS PEREXTERIOR ELEVATIONS 8 7 5 2 110 05 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' TOP OF RAKE : 39.16' TOP OF RAKE : 40.01' TOP OF RAKE : 40.83' TOP OF RAILING : 32.98' TOP OF PARAPET : 30.45' TOPOFPARAPET:37.30' TOP OF PARAPET : 35.77' 23' - 1 1 7/8 " BUI L D I N G H E I G H T FR O M E S T A B L I S H E D G R A D E 24'- 1 1 1/8" BU I L D I N G H E I G H T FRO M E S T A B L I S H E D G R A D E 23' - 5 " BU I L D I N G H E I G H T FRO M E S T A B L I S H E D G R A D E 10.26' 16 15 07 14 13 12 11a 11b 11c 06a 06b 06c STUCCO-2 STUCCO-1 RAIL-1 STUCCO-2 STUCCO-2 STUCCO-2 STUCCO-2 BRAKE-2 BRAKE-1 STUCCO-1 2"H x 3-1/2"WPRIMARY SCUPPERW/CONDUCTOR HEAD 4"H x 5-1/2"WOVERFLOW SCUPPER 2"x3" DOWNSPOUT ROOF-3 SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) 4"H x 5-1/2"WOVERFLOW SCUPPER LINEAR DRAIN PIPEDTHROUGH WALL TODOWNSPOUT 2"x3" DOWNSPOUT RAIL-2 PROPE R TY L I NE PROP ER T Y LINE FRONTSE TBA C K 8.94'P5 ele v ation 11.87' P3elevation 10. 2 6 'P4elev a t ion 32.94'P5+24elevatio n 35.87' P3+24elevation 37.94'P5+2 9 elev ation 12.22' P2elevation 12.36' P1elevation 36.22' P2+24elevation 36.36' P1+24elevation 34. 26'P4+2 4elevation 41.22' P2+29 elevation 40.87' P3+2 9elevation 41.36' P1+29elevation 39. 26'P4+2 9 elev ation ACDB 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' TOP OF RAKE : 40.83' TOP OF RAILING : 32.98' TOP OF PARAPET : 30.45' 24 ' - 0 " BU I L D I N G H E I G H T ABO V E E S T A B L I S H E D G R A D E 100a 171819 21 301a ROOF-2 STUCCO-1 BRAKE-1 RAIL-2 STUCCO-2 STUCCO-1 BRAKE-2SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) PROPER TY L I NE PROPER TY LIN E 8.98' P10elevation 8.94 'P5 elevation 32.98' P10+24elevation 39.98' P10+29elevation 32.94 ' P5 +24eleva t i o n 37. 9 4 ' P5 + 2 9 eleva tion SCALE: 1/4" = 1'-0"1 NORTH EXTERIOR ELEVATION SCALE: 1/4" = 1'-0"2 EAST EXTERIOR ELEVATION ALL EXTERIOR MATERIALS MUST COMPLY WITH SECTION R327 OF THE CALIFORNIA RESIDENTIAL CODE. 47 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 05 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:BUILDING SECTIONS Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A300 2 5 71 8463 9 10 4A430 3A430 1A430 2A430 05 05 05 GROUND LEVEL+9.67' 1st LEVEL +13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' 8'-2 1/2" -CL E A R 107/8" 117/8" 11/2" 8'-2 1/2" -C L E A R 6'-8 " 8'-7 3/4" - C L E A R H E I G H T 67/8 " 7'-6 1/4" 3'-8 7/8" 5'-1 1 1/4" - M A X . H E I G H T 3'-0 " TOP OF RAKE : 40.83' 28'- 6 7/8" OVE R A L L B U I L D I N G H E I G H T FR O M E S T A B L I S H E D G R A D E TOP OF PARAPET : 37.30' TOP OF RAILING : 32.98' TOP OF PARAPET : 30.45' TOPOFRAKE:40.01' TOP OF RAKE : 39.16' 3'-7 3/8" 37.60' 42.60' 37.10' 42.10' 36.42' 41.42' 35.12' 40.12' 32.97' 37.97' 13.19' 33.56'33.57' 29.64' 19.64' 9.35' 23.20' 29.18' 13.60' 13.10'12.42' 11.12' 8.97' 9'-0 1/8" - C L E A R H E I G H T 8'-1 1 3/4" - C L E A R H E I G H T 9'-2 1/8" 8.79'8.79' 33.85' R-02i FLR-02 SLB-01 DROPPED CEILING:• 2x4FRAMING•5/8"GYP-BD CEILING:•5/8"GYP-BD•3/4" WDCEILINGFINISH CEILING:•5/8"GYP-BD SOFFIT :•1/2"PLY-WD•1"3-COATSTUCCO SOFFIT :•1/2"PLY-WD•1"3-COATSTUCCO R-02i R-03i FLR-01 MIN.HEADCLEARANCEATSTAIR FLR-03 FLR-03I FLR-02i SOFFIT : •1/2"PLY-WD•1"3-COATSTUCCO SOFFIT : •1/2"PLY-WD•1"3-COATSTUCCO CEILING:•5/8"GYP-BD SEE SHEETA501, A502&A503FORWALL, FLOOR,AND ROOF ASSEMBLIES PARAPET ROOF:•12"WSTANDINGSEAMMTLROOFING• ICE & WATERSHIELD•1/2"PLYWOOD CEILING:•5/8"GYP-BD CEILING:•5/8" GYP-BD SLB-01 FLR-02 DROPPEDCEILING:• 2x4FRAMING•5/8"GYP-BD RAIL-2 11/4"⌀MTLHANDRAIL SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) ENCLOSED ATTIC. SEE A130 FORREQUIRED VENT AREA L-12 FRY-REGLETLINEARVENT STUCCO TRIMPCS-75-V-200 • 3/4" TILE FINISH • 3/4" TILE FINISH PRIMARY BATH WIC 1 STORAGE STORAGE BATH 4 ADU MECH JR. ADUBATH GREAT ROOM WCWET ROOM WIC 2 COVEREDMAIN ENTRY COVEREDBALCONY • GACODECK MEMBRANE • GACODECK MEMBRANE • ASPHALT SHINGLE • 3/4" TILE FINISH • 3/4" TILE FINISH • GACODECK MEMBRANE • 3/4" TILE FINISH • GACODECK MEMBRANE • 3/4" WD FLOOR FRO N TS E T B AC K PRO P ER TY LINE FLR-01 7 6 5 3 2 184109 3A431 1A4314A431 2A431 0505 05 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL +33.56' 1'-93/4" TOPOFRAKE:40.83' TOP OF RAILING: 32.98' TOP OF PARAPET: 30.44' TOP OF RAKE: 39.16' TOP OF RAKE: 40.01' TOP OF PARAPET: 35.78' 3'-8 1/8" 42.10' 37.10' 12.88'12.83' 36.83' 41.83' 41.21' 36.21' 12.21' 10.80' 34.80' 39.80' 37.96' 32.96' 8.96' 29.18' 19.58' 8.94' 21.50' 25.26' 15.11' 9.67'9.67' 13.19' 23.42' 29.64' 23.42' 33.56' 23.22' TOP OF PARAPET: 37.30' DROPPED CEILING:•2x4FRAMING•5/8"GYP-BD CEILING:•5/8"GYP-BD•3/4" WDCEILINGFINISH CEILING:•5/8"GYP-BD SOFFIT :•1/2"PLY-WD•1"3-COAT STUCCO PARAPET ROOF:•12"W STANDINGSEAMMTLROOFING• ICE & WATER SHIELD•1/2"PLYWOOD SEESHEETA501, A502&A503FORWALL, FLOOR,AND ROOF ASSEMBLIES R-02i FLR-01 RAIL-1 SOFFIT :•1/2"PLY-WD•1"3-COATSTUCCO SLB-01 R-02i FLR-02 CEILING:•5/8"GYP-BD•3/4" WDCEILINGFINISH FLR-02 DROPPEDCEILING:• 2x4FRAMING•5/8"GYP-BD DROPPEDCEILING:•2x4FRAMING•5/8"GYP-BD DROPPED CEILING:•2x4FRAMING•5/8"GYP-BD FLR-03I FLR-02i SLB-01 CEILING:•5/8"GYP-BD SOFFIT :•1/2"PAINTEDPLY-WD R-03i SOFFIT :•1/2"PAINTEDPLY-WD CEILING:•5/8"TYPE-X GYP-BD(1HRFIRE RATING) CEILING:•5/8"GYP-BD FLR-03 RAIL-2 SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) ENCLOSED ATTIC. SEE A130 FORREQUIRED VENT AREA FRY-REGLETLINEARVENT STUCCOTRIMPCS-75-V-200 • 3/4" TILE FINISH PRIMARY BEDROOM • GACODECK MEMBRANE • GACODECK MEMBRANE • 3/4" WD FLOOR •3/4"WDFLOOR GREAT ROOM HALL STAIR FLEX ROOM • ASPHALT SHINGLE •3/4"WDFLOOR •3/4"WDFLOOR GARAGE JR. ADU • GACODECK MEMBRANE FR O N TS E T BAC K PR O P ERTY L I NE SLOPE : 2% SCALE: 1/4" = 1'-0"1 SECTION @ JR. ADU STAIR SCALE: 1/4" = 1'-0"2 SECTION @ RIDGELINE 48 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 05 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:BUILDING SECTIONS Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A301 5 6 7123 84 9 10 1A431 4A431 2A431 05 05 05 GROUND LEVEL+9.67' 1st LEVEL +13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' FFE : 9.73' TSE : 9.17' TSE : 9.67' 73/8" RIS E 11"RUN 2'-5 1/2" 4 E Q . R I S E R S 2'-6 3/4" 4 E Q R I S E R S 3'-0 " 3'-0 " 75/8" RIS E 11"RUN 6'- 8 " 6'-8 " TOP OF RAKE : 40.83' 4'-3 7/8" 3'-9 5/8" TOP OF PARAPET: 35.78' TOP OF PARAPET: 37.29' TOP OF RAKE: 40.01' TOP OF RAKE: 39.16' 29.57' 19.58' 16.96' 27.11' 23.42' 13.19' 33.56' 29.18' 41.91' 12.91' 41.63' 36.63' 12.63' 41.13' 36.13' 12.13' 39.67' 34.67' 10.67' 37.96' 32.96' 8.96' TOP OF PARAPET: 30.45' TOP OF RAILING: 32.98' 36.91' DROPPED CEILING: • 2x4 FRAMING•5/8"GYP-BD CEILING:•5/8" GYP-BD•3/4" WD CEILINGFINISH CEILING:•5/8" GYP-BD SEESHEETA501, A502&A503FOR WALL, FLOOR,AND ROOF ASSEMBLIES SOFFIT :•1/2"PAINTEDPLY-WD CEILING:•5/8"TYPE-X GYP-BD(1HRFIRERATING) R-03i FLR-03I SLB-01 FLR-02i RAIL-2 FLR-03 RAIL-1 SOFFIT :•1/2"PLY-WD•1"3-COATSTUCCO SOFFIT : •1/2"PLY-WD•1"3-COATSTUCCO SLB-02 FLR-01 R-02i PARAPET ROOF:•12"W STANDINGSEAMMTL ROOFING• ICE & WATERSHIELD•1/2"PLYWOOD SLB-01 FLR-02 R-02i CEILING:•5/8"GYP-BD•3/4"WDCEILINGFINISH CEILING:•5/8" GYP-BD CEILING:•5/8"GYP-BD FLR-02 SLB-01 SOFFIT :•1/2"PAINTEDPLY-WD MIN.HEADCLEARANCEATSTAIR MIN.HEADCLEARANCEATSTAIR SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) ENCLOSED ATTIC. SEE A130 FORREQUIRED VENT AREA FRY-REGLETLINEARVENT STUCCOTRIMPCS-75-V-200 REV. REV. REV. • ASPHALT SHINGLE • GACODECK MEMBRANE •3/4"WDFLOOR •3/4"WDFLOOR PRIMARY BEDROOM BED 1 FLEX ROOM GARAGE BED 2 GREAT ROOM COAT STAIR-2 STAIR-1 • GACODECK MEMBRANE • GACODECK MEMBRANE • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" TILE FINISH •3/4"WDFLOOR • 3/4" TILE FINISH FRO N T S E T BAC K PROPER TY LINE 11/4"⌀WDHANDRAIL 11/4"⌀WDHANDRAIL 1 2 3 4 5 6 7 8 9 10 1A432 1A431 4A431 05 05 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL +33.56'6'-8 " 6'-8 " TOP OF RAKE : 40.83' 4'-3 1/8" 41.77' 36.77' 12.77' 41.52' 36.52' 12.52' 41.06' 36.06' 12.06' 33.56' 23.42' 13.19' 32.00' 12.73' 19.58' 29.57'29.18' 19.58' 39.56' 34.56' 10.56' 37.95' 32.95' 8.95' TOP OF RAKE: 40.01' TOP OF RAKE: 39.16' TOP OF RAILING: 32.98' TOP OF PARAPET: 30.29' TOP OF PARAPET: 35.78' TOP OF PARAPET: 37.30' 23.42' 9.67' MIN.HEADCLEARANCEATSTAIR SOFFIT :•1/2"PLY-WD•1"3-COAT STUCCO SOFFIT :•1/2"PLY-WD•1"3-COATSTUCCO PARAPET ROOF:•12"WSTANDINGSEAMMTLROOFING• ICE & WATERSHIELD•1/2"PLYWOOD R-02i RAIL-1 FLR-01 SLB-02 CEILING:•5/8" GYP-BD•3/4" WDCEILINGFINISH CEILING:•5/8"GYP-BD•3/4"WDCEILINGFINISH CEILING:•5/8"GYP-BD FLR-02 R-02i SLB-01 FLR-02 DROPPEDCEILING:•2x4FRAMING•5/8"GYP-BD SOFFIT :•1/2"PAINTEDPLY-WD CEILING:•5/8"GYP-BD SOFFIT :•1/2"PAINTEDPLY-WD FLR-01i CEILING:•5/8"GYP-BD FLR-02 CEILING:•5/8" GYP-BD CEILING:•5/8" GYP-BD FLR-02i FLR-03 CEILING:•5/8" GYP-BD FLR-02i FLR-01i SLB-01 CEILING:•5/8"GYP-BD SEESHEETA501, A502&A503FOR WALL, FLOOR,ANDROOF ASSEMBLIES CEILING:•5/8"TYPE-X GYP-BD(1HRFIRERATING) SLB-01 FLR-02i FLR-03I RAIL-2 R-03i SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) OVERFLOW SCUPPER FRY-REGLET LINEARVENT STUCCOTRIMPCS-75-V-200ENCLOSED ATTIC. SEE A130 FORREQUIRED VENT AREA REV.REV. • GACODECK MEMBRANE • GACODECK MEMBRANE PRIMARY BEDROOM BED 1 GREAT ROOM • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" TILE FINISH •3/4"WDFLOOR • ASPHALT SHINGLE •3/4"WDFLOOR • GACODECKMEMBRANE • 3/4" TILE FINISH • 3/4" TILE FINISH • 3/4" TILE FINISH BATH 1 FLEX ROOM LAUNDRY MECH RM POWDER GARAGE BATH 2 BED 2 • GACODECK MEMBRANE •3/4"WDFLOOR • 3/4" TILE FINISH FRONTS E T B AC K PR OPER TY L I NE SCALE: 1/4" = 1'-0"1 SECTION @ MIDDLE STAIR FLIGHT SCALE: 1/4" = 1'-0"2 SECTION @ ROOF STAIR 49 GSPublisherVersion 1195.30.30.100 ID DESCRIPTION DATE 02 04 05 COASTAL PERMIT RESUBMITTAL COASTAL PERMIT RESUBMITTAL PERMIT RESUBMITTAL 02 2/22/23 4/4/23 5/24/23 11 2 3 B A L B O A B L V D E 11 2 3 B A L B O A P A R T N E R S , L L C REVISION HISTORY: CO A S T A L D E V E L O P M E N T P E R M I T ( P A 2 0 2 2 - 0 2 4 2 ) sagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitutecopyright © work of the architect and may not be duplicated,used or disclosed without the written consent of the architect. Title:BUILDING SECTIONS Sheet: 11 2 3 B A L B O A B L V D . E NE W P O R T B E A C H C A 9 2 6 6 1 US A Renewal Date STA TEOFCALIFORNIA LICENSE ARCHITEC T D Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A302 A E GBCFD 2A433 1A433 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL +33.56' RAKE @ CUT: 40.07' 32.00' 23.42' 12.09' 29.57' 27.11' 17.02' 9.67' 13.19' 23.42'23.20' 33.56' 40.43' 35.43' 11.43' 3'-6 " 12.73' 41.21' 36.21' 12.21' 19.58' MIN.HEADCLEARANCEATSTAIR PARAPET ROOF:•12"W STANDINGSEAM MTL ROOFING• ICE & WATER SHIELD•1/2"PLYWOOD SOFFIT :•1/2"PAINTED PLY-WD R-03i SOFFIT : •1/2"PLY-WD•1"3-COATSTUCCO SOFFIT :•1/2"PLY-WD•1"3-COATSTUCCO FLR-01i SEESHEETA501,A502&A503FORWALL, FLOOR,ANDROOFASSEMBLIES FLR-01 FLR-02 R-02i CEILING:•5/8" GYP-BD CEILING:•5/8"GYP-BD•3/4" WD CEILINGFINISH CEILING:•5/8"GYP-BD CEILING:•5/8"GYP-BD FLR-02 SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) REV. STORAGE • GACODECK MEMBRANE • ASPHALT SHINGLE • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" TILE FINISH • 3/4" TILE FINISH FLEX ROOM BATH 1 HALL FOYER STAIR-2 MECH RM STAIR-3 REV.PROPER TY LINE PR OPER TY LINE G E AFCBD 3A433 3A433 0505 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' 3'-6 " 33.56' 23.42' 13.19' TOP OF PARAPET: 37.30' 41.28' 36.28' 12.28' 42.57' 37.57' 13.37' CEILING:•5/8"GYP-BD•3/4" WD CEILINGFINISH PARAPET ROOF:•12"WSTANDINGSEAMMTLROOFING• ICE & WATERSHIELD•1/2"PLYWOOD PARAPET ROOF:•12"W STANDINGSEAM MTL ROOFING• ICE & WATERSHIELD•1/2"PLYWOOD SEESHEETA501, A502&A503FORWALL, FLOOR,AND ROOF ASSEMBLIES CEILING:•5/8"GYP-BD•3/4" WD CEILINGFINISH R-02i DROPPEDCEILING:• 2x4 FRAMING•5/8"GYP-BD DROPPEDCEILING:• 2x4FRAMING•5/8"GYP-BD DROPPED CEILING:• 2x4FRAMING•5/8" GYP-BD FLR-02 FLR-02 SLB-01SLB-02 SLB-02 SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) ENCLOSED ATTIC. SEE A130 FORREQUIRED VENT AREA ENCLOSED ATTIC. SEE A130 FORREQUIRED VENT AREA • 3/4" TILE FINISH PRIMARY BATH PRIMARY BEDROOM GREAT ROOM • GACODECK MEMBRANE • 3/4" TILE FINISH • 3/4" WD FLOOR FINISH SIM SIM PROPER TY LINE PROPE R TY LINE G E AFCBD 2A433 1A433 05 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL +33.56' 6'-8 " 10.80' 34.80' 39.80' 29.57' 33.56' 13.19' 19.58' TOP OF RAKE: 40.83' 32.00' 6'-8 " 23.42' 9.67' 3'-6 " MIN.HEADCLEARANCEATSTAIR SEE SHEETA501, A502&A503FOR WALL, FLOOR,ANDROOF ASSEMBLIES CEILING:•5/8"GYP-BD CEILING:•5/8"GYP-BD CEILING:•5/8"GYP-BD CEILING:•5/8"GYP-BD CEILING:•5/8"GYP-BD•3/4"WDCEILINGFINISH SOFFIT : •1/2"PLY-WD•1"3-COATSTUCCO SOFFIT :•1/2"PLY-WD•1"3-COATSTUCCO PARAPET ROOF:•12"WSTANDINGSEAMMTLROOFING• ICE & WATER SHIELD•1/2"PLYWOOD PARAPETROOF:•12"W STANDINGSEAMMTLROOFING• ICE & WATERSHIELD•1/2" PLYWOOD SOFFIT :•1/2"PAINTEDPLY-WD SLB-01 FLR-02i FLR-03 R-03i FLR-01 SLB-01 FLR-02 R-02i SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) • GACODECK MEMBRANE STAIR 1 FOYER LAUNDRYSTAIR 2 HALL POWDER • 3/4" TILE FINISH • 3/4" TILE FINISH • 3/4" WD FLOOR • ASPHALT SHINGLE • 3/4" TILE FINISH • 3/4" WD FLOOR • GACODECK MEMBRANE STORAGE FLEX ROOM PR OPER TY L I NE PROPE R TY LINE SLOPE : 2% 11.73' 35.73' 40.73' A B C D E F G 4A433 3A433 GROUND LEVEL+9.67' 1st LEVEL+13.19' 2nd LEVEL+23.42' ROOF DECK LEVEL+33.56' 5'-3 5/8"3'-2 5/8" TOP OF RAKE: 40.83' TOP OF PARAPET: 37.30' 41.53' 36.53' 12.53'11.82' 35.82' 40.82' 13.19' 23.42' 33.56' 32.00' 33.61' DROPPEDCEILING:•2x4FRAMING•5/8"GYP-BD CEILING:•5/8"GYP-BD•3/4" WDCEILINGFINISH CEILING:•5/8"GYP-BD PARAPET ROOF:•12"W STANDINGSEAM MTLROOFING• ICE & WATER SHIELD•1/2" PLYWOOD PARAPET ROOF:•12"W STANDINGSEAM MTLROOFING• ICE & WATERSHIELD•1/2"PLYWOOD R-02i FLR-02 SLB-01 SLB-02 FLR-02 FLR-02 DROPPEDCEILING:• 2x4FRAMING•5/8" GYP-BD SEE SHEETA501, A502&A503FORWALL, FLOOR,ANDROOF ASSEMBLIES CEILING:•5/8" GYP-BD SLOPED ROOF MAX. HEIGHT(29'-0" ABOVE GRADE) FLAT ROOF MAX. HEIGHT(24'-0" ABOVE GRADE) INTERPOLATED GRADEELEV. @ SECTION CUT(SEE SHEET G002) R-02i • 3/4" TILE FINISH STORAGE GREAT ROOM • GACODECK MEMBRANE • 3/4" TILE FINISH • 3/4" WD FLOOR • 3/4" TILE FINISH HALLBATH 1 PR OPER TY LIN E PROPE RTY L I NE • GACODECK MEMBRANE SCALE: 1/4" = 1'-0"2 CROSS SECTION @ LOWER STAIR FLIGHT SCALE: 1/4" = 1'-0" 4 CROSS SECTION @ GREAT ROOM SCALE: 1/4" = 1'-0"1 CROSS SECTION @ UPPER STAIR FLIGHT SCALE: 1/4" = 1'-0" 3 CROSS SECTION @ ROOF DECK STAIR LANDING 50 GSPublisherVersion 1195.30.30.100 PLANNORTH ENGINEERS ID Name Date 0204 COASTAL PERMIT RESUBMITTALCOASTAL PERMIT RESUBMITTAL 2/22/234/4/23 /U s e r s / j o s e p h _ r e m i c k / W o r k p l a c e / 3 - P r o j e c t s - 1 1 2 3 - B a l b o a / 0 8 - D e s i g n (p r e v i o u s l y D r a w i n g s ) / 0 2 _ A r c h i C A D / b _ M o d e l A r c h i v e / d - C o n s t r u c t i o n D o c u m e n t s / 1 1 2 3 _ B A L B O A _ p e r m i t r e s u b m i t t a l _ 0 2 . p l n S100 All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and are the property of PLANNORTH ENGINEERS, and were created, evolved and developed for use on and in connection with the specified project. None ofsuch ideas, designs, arrangements or plans shall be used by or disclosed to any person, firm or corporation for any purposewhatsoever without the written permission of PLAN NORTH ENGINEERS. FOUNDATION PLAN STAMP PLAN NORTH ENGINEERS250 BOBWHITE CT, STE 130, BOISE, ID 83706WWW.PLAN-NORTH.COM(208) 874-3996 PROJECT #: DRAWN: CHECKED: COPR: ISSUE HISTORY: 1123 BALBOA BLVD. E 1123 BALBOA BLVD E NEWPORT BEACH, CA 92661 COASTAL PERMIT RESUBMITTAL 4/4/23 22-320 DHOPKINS PLAN NORTH ENGINEERS 2022 DFULTON S[ ] C[ ] HD[ ] PLAN NOTES 1. REFER TO SHEET S000 & S010 FOR GENERAL STRUCTURAL NOTES,SPECIAL INSPECTIONS AND SITE OBSERVATION REQUIREMENTS. 2. REFER TO FRAMING PLANS, SHEETS S101-S103 FOR WALL, FLOOR, ANDROOF FRAMING REQUIREMENTS. 3. REFER TO ARCHITECTURAL DRAWINGS FOR FINISHED FLOORELEVATIONS FOR PLYWOOD AND SLABS. TOPS OF STEM WALLS ANDFOUNDATIONS SHALL BE COORDINATED WITH APPLICABLE DETAILS ANDEMBEDMENT REQUIREMENTS AS STATED IN THE GSNs. 4. DENOTES HOLDOWN STRAP SPECIFICATION AND LOCATION. REFER TOSIMPSON CATALOG FOR END LENGTH DEFINITIONS ANDNAILING REQUIREMENTS. REFER TO DETAIL 9/S021 FORINSTALLATION REQUIREMENTS. 5. DENOTES HOLDOWN SPECIFICATION AND LOCATION. REFER TOMANUFACTURERS RECOMMENDATIONS FOR INSTALLATIONREQUIREMENTS. FOR MINIMUM POST SIZE FOR HOLDOWNSREFER TO DETAIL 5/S020. 6. DENOTES SHEAR WALL LOCATION, REFER TO TYPICAL SHEAR WALLSCHEDULE, AS INDICATED BELOW. AN ASTERISK * INDICATESPERFORATED SHEARWALL PER 5/S021. 7. THE FOLLOWING LIST OF DETAILS IS TYPICAL TO THE PROJECT AND MAYNOT BE SPECIFICALLY CALLED OUT IN PLAN. 1/S020 REINFORCING BAR BENDS 3/S020 TYPICAL CORNER REINFORCING 5/S020 HDU EMBEDMENT SCHEDULE 8/S020 TYPICAL EXTERIOR SOG SLAB JOINT 4/S020 TYPICAL CONDUIT THRU SLAB 6/S020 TYPICAL HOLDOWN ELEVATION 7/S020 TYPICAL ANCHOR BOLT ELEVATION 2/S020 TYPICAL FOOTING STEP 1/S021 SHEARWALL SCHEDULE 9/S021 STRAPPING SCHEDULE 6/S411 SCHEMATIC STRAPPING FOR PERFORATED SW 8. [ ]FTG DENOTES CONTINUOUS FOOTING. [ ]PAD DENOTES SQUARE PAD FOOTING. [ ]GB DENOTES CONTINUOUS GRADE BEAM. FOUNDATIONS SHALL BE 18" WIDE TYPICAL UNLESS NOTED OTHERWISE.DIMENSIONAL AND REINFORCING REQUIREMENTS ARE NOTED BELOW. ALLCONTINUOUS FOOTINGS SHALL, AT A MINIMUM, HAVE (2) #5 REBAR AT THE TOPAND BOTTOM, UNLESS NOTED OTHERWISE BELOW. 9. [XX XX] INDICATES CALCULATION REFERENCE. REFER TOCALCULATION PACKAGE FOR MORE INFORMATION. 10. OBJECT INDICATES TOP OF ELEMENT AT LOCATION SHOWN ON THISSHEET. ELEVATIONS ARE IN FEET ABOVE MEAN SEA LEVEL.REFER TO CIVIL FOR MORE INFORMATION.Z=7'-2" 2 A D E 765 8 103419 B C 5'1'-8 1/2"16'-3 1/2"16'3'-7"3'-10"3'-7"6'-8"15' 3'-4 1 / 2 " 0" 2' 2' 9'-1 0 3 / 4 " 3'-5 " 4'-2 1 / 4 " 2' 15'-10 1/4" 15'-10 1/4" 3S400 3S400 3S400 FTG S T E P FTG S T E P HDU14 HDU14 HDU14 HDU14 HDU14 HDU14 HDU2 HDU2 HDU2 HDU2 HDU4 HDU14 HDU14 HDU4 HDU2 HDU2 HDU4HDU4 WAL L S T E P WAL L S T E P WAL L S T E P SLOPE VARIES 1S300 1S300 1S301 1S301 2S300 2S300 2S301 2S301 3S301 3S301 4S301 4S301 S3* S4 G F #5 BARS AT 12" OC EA WAYTOP & BOTTOM, UNO SLAB TURNDOWNPER SECTION, TYP SLAB TURNDOWN PERBLDG SECTION, TYP CURB PER BLDGSECTION, TYP SLAB TRANSITION PER BLDG SECTION, TYP RETAINING WALLPER SECTION RETAINING WALLPER SECTION 12" MAT SLAB, UNO HDU4 CB66 AT POST ABOVE CB66 AT POST ABOVE NOTE: DO NOTPROVIDE EXPANSION JOINTS IN MAT SLAB, TYPICAL T.O. SLAB = 12'-3"END SLAB SLOPE = 8'-8 9/16" T.O. SLAB = 9'-7 5/8" BEGIN SLAB SLOPE = 9'-2" T.O. CURB = 9'-8" T.O. CURB = 9'-7 5/8" T.O. CURB = 11'-11 5/8"T.O. CURB = 10'-11 1/8" T.O. CURB = 10'-4 7/8" T.O. CURB = 12'-4 1/2" T.O. WALL = 12'-5 13/16" T.O. WALL = 12'-9 1/4" T.O. CURB = 12'-4 1/2" T.O. SLAB = 12'-3" T.O. CURB = 12'-4 1/2" T.O. CURB = 12'-4 1/2" T.O. CURB = 12'-4 1/2" T.O. CURB = 11'-5 3/8"T.O. CURB = 9'-7 5/8" T.O. FTG = 8'-7 13/16"T.O. FTG = 10'-10 7/8" T.O. FTG = 8'-7 13/16"T.O. FTG = 10'-10 7/8" T.O. CURB = 12'-4 1/2" T.O. SLAB = 9'-8" T.O. WALL = 13'-9 1/4"T.O. WALL = 14'-8 1/16"T.O. WALL = 13'-9 1/4" T.O. FTG = 10'-10 7/8" T.O. WALL = 12'-4 7/8" T.O. WALL = 14'-8 1/16" T.O. SLAB = 11'-10" S6*S6 S6* S6 2S4 S2 S4 2S2 2 FOUNDATION PLAN 1/4" = 1'-0" 51 GSPublisherVersion 1195.30.30.100 PLANNORTH ENGINEERS ID Name Date 0204 COASTALPERMIT RESUBMITTALCOASTALPERMIT RESUBMITTAL 2/22/234/4/23 /U s e r s / j o s e p h _ r e m i c k / W o r k p l a c e / 3 - P r o j e c t s - 1 1 2 3 - B a l b o a / 0 8 - D e s i g n (pre v i o u s l y D r a w i n g s ) / 0 2 _ A r c h i C A D / b _ M o d e l A r c h i v e / d - C o n s t r u c t i o n D ocu m e n t s / 1 1 2 3 _ B A L B O A _ p e r m i t r e s u b m i t t a l _ 0 2 . p l n S300 All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and are the property of PLANNORTH ENGINEERS, and were created, evolved and developed for use on and in connection with the specified project. None ofsuch ideas, designs, arrangements or plans shall be used by or disclosed toany person, firm or corporation for any purposewhatsoever without the written permission of PLAN NORTH ENGINEERS. STRUCTURALSECTIONS STAMP PLAN NORTH ENGINEERS250 BOBWHITE CT, STE 130 BOISE, ID 83706WWW.PLAN-NORTH.COM(208) 874-3996 PROJECT #: DRAWN: CHECKED: COPR: ISSUE HISTORY: 1123 BALBOABLVD. E 1123 BALBOABLVD E NEWPORT BEACH, CA92661 COASTALPERMIT RESUBMITTAL 4/4/23 22-320 DHOPKINS PLAN NORTH ENGINEERS 2022 DFULTON 2S410 5S4102S410 2S410 6S410 9S410 8S410 8S410 12S410 1S411 4S411 5S411 7S411 8S411 9S411 5S400 2S400 2S400 10S411 5S400 STRAP UPPER STUDS TO LOWER STUDS W/ CS16 @ 48" OC STRAP STUDS TO RIM W/ CS16 @ 48" OC 2x10 @ 16" OC W/ LU210 EAEND LEDGER PER 11/S411 BM PER PLAN OPP. DET.A DET.A DET.A OPP. TYP OPP. DET.A OPP. OPP. OPP. OPP. OPP. OPP 5S410 5S410 6S410 6S410 9S410 1S411 5S411 9S411 5S400 2S400 2S400 8S411 8S410 12S410 4S411 5S400 10S410 BM PER PLANFASTEN 2x LEDGER TOEACROSSING STUD W/(1) SDWS22500, TYPATSTAIR STRINGER OPP. OPP. DET.A DET.A TYP DET.A OPP OPP DET. B OPP. OPP TYP 1 LONGITUDINAL SECTION 1 1/4" = 1'-0" 2 LONGITUDINAL SECTION 2 1/4" = 1'-0" 52 GSPublisherVersion 1195.30.30.100 PLANNORTH ENGINEERS ID Name Date 0204 COASTALPERMIT RESUBMITTALCOASTALPERMIT RESUBMITTAL 2/22/234/4/23 /U s e r s / j o s e p h _ r e m i c k / W o r k p l a c e / 3 - P r o j e c t s - 1 1 2 3 - B a l b o a / 0 8 - D e s i g n (pre v i o u s l y D r a w i n g s ) / 0 2 _ A r c h i C A D / b _ M o d e l A r c h i v e / d - C o n s t r u c t i o n D ocu m e n t s / 1 1 2 3 _ B A L B O A _ p e r m i t r e s u b m i t t a l _ 0 2 . p l n S301 PROJECT #: DRAWN: CHECKED: COPR: ISSUE HISTORY: All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and are the property of PLANNORTH ENGINEERS, and were created, evolved and developed for use on and in connection with the specified project. None ofsuch ideas, designs, arrangements or plans shall be used by or disclosed toany person, firm or corporation for any purposewhatsoever without the written permission of PLAN NORTH ENGINEERS. STRUCTURALSECTIONS STAMP 1123 BALBOABLVD. E 1123 BALBOABLVD E NEWPORT BEACH, CA92661 COASTALPERMIT RESUBMITTAL 4/4/23 PLAN NORTH ENGINEERS250 BOBWHITE CT, STE 130 BOISE, ID 83706WWW.PLAN-NORTH.COM(208) 874-3996 22-320 DHOPKINS PLAN NORTH ENGINEERS 2022 DFULTON A B C D E F G 3S410 3S410 6S410 6S410 1S411 1S400 1S400 DET.A DET.AOPP. DET.A DET.AOPP. TYP OPP. A B C D E F G 6S410 8S411 1S400 2S400 2S400 1S400 10S41010S411 10S411 10S411 10S411 3S410 12S411 4x8 PT LEDGERINSTALLED PER 11/S411 SILLANCHORAGE PER1/S400, TYPICAL 11 7/8" TJI230 @ 16" OCW/ IUS2.37/1.88 EAEND, TYPAT STAIR PLATFORM SLOPED 2x6 TO LEDGER,ATTACH LEDGER PER 10/S411 LAPPED STUDS PER 1/S411 DET.A OPP.SIM OPP OPP. OPP. TYP OPP.DET. B A B C D E F G 2S410 5S410 1S400 2S400 1S400 8S411 12S411 3S411 8S411 4S411 8S411 8" 10S410 BM. PER PLAN #5 @ 12" OC EAWAYAT CLOF WALL, PROVIDE STD HOOK INTO FTG OPP. OPP.SIM SIM OPP.SIM SIM7" MIN A B C D E F G 5S410 2S410 1S400 1S400 3S411 2S410 3S411 5S410 OPP. OPP. OPP. 1 TRANSVERSE SECTION 1 1/4" = 1'-0"2 TRANSVERSE SECTION 2 1/4" = 1'-0" 3 TRANSVERSE SECTION 3 1/4" = 1'-0" 4 TRANSVERSE SECTION 4 1/4" = 1'-0" 53 GSPublisherVersion 1195.30.30.100 PLANNORTH ENGINEERS ID Name Date 0204 COASTALPERMIT RESUBMITTALCOASTALPERMIT RESUBMITTAL 2/22/234/4/23 /U s e r s / j o s e p h _ r e m i c k / W o r k p l a c e / 3 - P r o j e c t s - 1 1 2 3 - B a l b o a / 0 8 - D e s i g n (pre v i o u s l y D r a w i n g s ) / 0 2 _ A r c h i C A D / b _ M o d e l A r c h i v e / d - C o n s t r u c t i o n D ocu m e n t s / 1 1 2 3 _ B A L B O A _ p e r m i t r e s u b m i t t a l _ 0 2 . p l n S400 All ideas, designs, arrangements, and plans indicated or represented by this drawing are owned by and are the property of PLANNORTH ENGINEERS, and were created, evolved and developed for use on and in connection with the specified project. None ofsuch ideas, designs, arrangements or plans shall be used by or disclosed toany person, firm or corporation for any purposewhatsoever without the written permission of PLAN NORTH ENGINEERS. FOUNDATION DETAILS STAMP PLAN NORTH ENGINEERS250 BOBWHITE CT, STE 130 BOISE, ID 83706WWW.PLAN-NORTH.COM(208) 874-3996 PROJECT #: DRAWN: CHECKED: COPR: ISSUE HISTORY: 1123 BALBOABLVD. E 1123 BALBOABLVD E NEWPORT BEACH, CA92661 COASTALPERMIT RESUBMITTAL 4/4/23 22-320 DHOPKINS PLAN NORTH ENGINEERS 2022 DFULTON DETAIL NOTES 1. "S.W.E." INDICATES SHEAR WALLEXCEPTION. WHERE OCCURSATSHEARWALL, FASTENER SPACING & WALLCONSTRUCTION MUST COMPLYWITH THE REQUIREMENTS SPECIFIED IN THE TYPICALSHEARWALLSCHEDULE, 1/S021. 12" M I N 1'-6" MIN PER P L A N PER A R C H 8" M I N 3" C L R 2" C L R AB E M B E D Ld 2" CLR 6" O R GR E A T E R 51/2" Ldh PT P L 2x OR 3x PT PLPER SW SCHEDULE 10d@6"OC,SWE 5/8" DIA.AB @ 48" OC, SWE #4 BAR CONT #5 CONT CORNERBAR, TYP OF (3) TOP BARS PER PLAN BOTTOM BARS PER PLAN #5 BAR @ 12" OC STD HOOK WHERE CURB IS LESS THAN 6" TALL, IT IS TO BE PLACEDINTEGRALWITH SLABAS SHOWN. SEE 'DETAILA'AND'DETAILB' FORALTERNATE CURB OPTIONS BOND BREAKER #4 @ 18" OC W/ STD HOOK INTO MAT SLAB EXTERIOR SOG PER 8/S020, WHERE REQ'D IF PT PLATE IS USED IN LIEU OF CURB, PROVIDE FULLHEIGHT SILLANCHORSAS SHOWN,MAINTAIN 7" MIN EMBEDMENT SILLPLPER DETAIL PT PLIN LIEU OFCONCAT CURB LOCATIONS 11 DETAILA DETAILB PE R P L A N 3" C L R 2" C L R PE R P L A N 3" C L R 2" C L R Ld TYP Ld TYP PER P L A N TOP BARS PER PLAN BOTTOM BARS PER PLAN #5 CONT #5 CONT #5 CONT #5 CONT STD HOOK #5 TOP & BOTTOM @ 12" OC WALLANCHORAGE PER1/S400, WHERE OCCURS #5 @ 12" OCALONG DIAGONALBARS, TYP 11 NOTES: SLAB SHOWN FLAT, SLOPEASREQUIRED PERARCHITECT. 2'-0 " M I N 6" 1'-6 " M A X 1' 1'-6" 3"CLR EQ EQ AS R E Q ' D 2'-6" M A X EXTERIOR SOG PER8/S020, WHERE REQ'D (2) #5 CONTTOP&BOT #4 VERT @ 12" OC #4 HORIZ @ TOP,BOTTOM & 12" OCBETWEEN STD HOOK FINISH GRADEPERARCH PERARCH SLABAND REINFORCING PER 1/S400 WINDOW OR DOOR SYSTEMANDATTACHMENT BY VENDOR 1 TYPICAL SLAB EDGE 2 TYPICAL SLAB STEP 3 SITE RETAINING WALL 5 SLABTURNDOWNATOPENING 54