HomeMy WebLinkAboutPA2023-0087_20230622_Plans_36x24T-01
COVER SHEET
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
VICINITY MAP
GENERAL NOTES
BMP. NOTES
BUILDING DATA
PROJECT DESCRIPTION (SCOPE OF WORK):
BUILDING CODE:
STRUCTURAL:
ARCHITECTURAL:
TEAM MEMBERS
DUPLEX & TWO ADU's
SHEET INDEX
ARCHITECTURAL
BUILDING AND OTHER AREA:
’
NPDES NOTES
USE OCCUPANCY AND FLOOR AREA:
PROJECT LOCATION
GRADE ESTABLISHMENT:
DEFERRED SUBMITTAL:
“”
NOTES
T-02
GENERAL NOTES
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
T-03
GENERAL NOTES
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
T-04
GENERAL NOTES
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
S 17°21'14" W 79.80'
N
7
1
°
4
2
'
1
5
"
W
30
.
0
0
'
N
7
1
°
3
9
'
1
1
"
W
30
.
0
1
'
S 17°21'02" W 79.82'
50'
7.5'7.5'
19'-2"5'-0"50'-7"5'-0"
24
'
-
0
"
3'-
0
"
3'-
0
"
24
'
-
0
"
3'-
0
"
3'-
0
"
24
'
-
0
"
3'-
0
"
3'-
0
"
GRADE ESTABLISHMENT
A-01
GRADE ESTABLISHMENT
CALCULATION
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
GRADE ESTABLISHMENT CAL.
A A
DN
3:12
B B
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
TRENCH DRAIN
TRENCH DRAIN
TRENCH DRAIN
CLEAN OUT
SEE CITY
STD-406
3'-
0
"
2'-
4
"
3'-
0
"
3'-0"2'-0"28'-9"2'-6"22'-8"5'-0"
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊
⅊
3'-
8
"
3'-
0
"
11
'
-
3
"
3'-
0
"
9'-
1
"
3:
1
2
15'-11"
15
'
-
1
0
"
3:
1
2
3:12
3:
1
2
5'
-
1
0
"
23'-10"
20'-9"
36'-0"
·A CERTIFIED BUILDING HEIGHT CERTIFICATION MUST BE
SUBMITTED AFTER FRAMING AND INSTALLATION OF THE ROOF
MATERIAL. MEASURE FROM AVERAGE CURB AS DETERMINED BY
TOPOGRAPHIC SURVEY.
·THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT
IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR
ALL PERMITS ISSUED AFTER JUNE 01, 2019 AS REQUIRED BY
NBMC SECTION 15.02.095.
·PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS
REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND
REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR
AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA
OF THE PROPOSED STRUCTURE) IN DESIGNATED “HIGH DENSITY
AREAS”. PROJECT SIGN SHALL COMPLY WITH NBMC SECTION
15.60.030.
NOTES
A-02
SITE PLAN
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
SITE PLAN
A A
UP
19'-6"
3'-
0
"
3'-
0
"
19'-0"10'-0"6"2'-6"6"
4"
19'-3"
14'-0"
5'-0"4"
12
'
-
6
"
6"
11
'
-
0
"
13'-5"2'-6"
6"
5'-0"6"
5'-0"4"6"
11
'
-
8
"
6"
7'
-
6
"
4"
4"5'-0"
4"
4"10'-10"
6"
3'-
0
"
3'-
0
"STAIR
16 STEPS
6.62" RISERS
11" TREADS
2'-6"
2'-6"
B B
LANDING
MAIN HOUSE#1
8' FLAT CEILING
LIVING ROOM
8' FLAT CEILING
KITCHEN
8' FLAT CEILING
BEDROOM
8' FLAT CEILING
BEDROOM
8' FLAT CEILING
GARAGE
8' FLAT CEILING
GARAGE
8' FLAT CEILING
WASHER DRYER
3'-
8
"
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊
⅊
10.40 F.F.
FIRST FLOOR
W30W45W25
W45
D10
D
10
D25
D40
D40
D45
7'-
8
"
6"
4"
3'-
8
"
4"
3'
-
6
"
4"
7'
-
2
"
6"
D10
D
10
4"
4"19'-0"
3'-0"
9'-
6
"
4"
9'
-
6
"
6"
16 STEPS
6.62" RISERS
10" TREADS
UP
STAIRLANDING
6"
3'-
0
"
Ø=30"
W30
W35
D
45
DNUP
Ø=30"
Ø=30"
4"5'-0"4"4"12'-7"10'-10"6"2'-0"6"11'-8"4"
6'-
5
"
4"
3'-
6
"
6"
8'-
7
"
3'-
8
"
3'-
0
"
4"
4'
-
7
"
6"
3'-
8
"
3'-
8
"
9'-0"6"4"
6"
18'-5"6"2'-6"
2'-6"
14'-2"6"13'-9"4'-0"6"2'-6"
5'-0"
3'-
0
"
6"
10
'
-
3
"
6"3'-4"
4"
A A
B B
1"
1"
ADU #1
8' FLAT CEILING
ADU #2
8' FLAT CEILING
BEDROOM
8' FLAT CEILING
MAIN HOUSE#2
8' FLAT CEILING
LIVING ROOM
8' FLAT CEILING
KITCHEN
8' FLAT CEILING
MASTER
BEDROOM
8' FLAT CEILING
BEDROOM
8' FLAT CEILING
STAIR
16 STEPS
6.62" RISERS
11" TREADS
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊
⅊
W40 W05 W05
W
45
W45
W
20
W
20
W
10
D
20
D20
D
40
D40
D45
19.23 F.F.
SECOND FLOOR
5'-0"
7'-
2
"
6"
3'-
0
"
6"
3'-
6
"
11
'
-
0
"
6"
4"
5'-8"
6"
3'-
0
"
6"
DINING
8' FLAT CEILING
6"
12
'
-
3
"
6"
10
'
-
3
"
6"
6"
4'-0"
W10
20
'
-
0
"
6"
3'-
0
"
9'-0"8'-11"
11
'
-
8
"
6"
3'-
0
"
5'-0"6"4"10'-0"4"6'-0"12'-9"6"3'-1"5'-0"
11
'
-
8
"
4"
6"
3'-
0
"
19.23 F.F.
SECOND FLOOR
W25W25 W45
W45
W
10
D
30
D
20
D45
D
45
D40
D40
A-03
FIRST & SECOND FLOOR
PLANS
FIRST FLOOR PLAN
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
SECOND FLOOR PLAN
DN
PROVIDE GAS
CONNECTION FIRE PIT AREA
JACUZZI
A A
B B
2%
MIN.
2%
MIN.
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
2%
MIN.
2%
MIN.
2%MI
N
.
2%MI
N
.
2%MI
N
.
2%MI
N
.
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊
⅊
SEE SHEET AD-01
FOR DRAINAGE
DETAILS
2
%
MI
N
.
2
%
MI
N
.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
2%
MIN.
5'-0"15'-10"6"3'-0"3'-0"4"
4"7'-0"6"
3'-
3
"
4"
5'-
6
"
4"
9'-
3
"
6"
2'
-
0
"
3'-
0
"
6"
2'
-
4
"
3'-
0
"
9'-
1
"
6"
W
55
W
55
W50
MAX. CEILING
HEIGHT 5'-11"
DEDUCTED FROM
TOTAL SQUARE
FOOTAGE
MAX. CEILING
HEIGHT 5'-11"
DEDUCTED FROM
TOTAL SQUARE
FOOTAGE
W60
W
60
D
35
D55
D50
D55
D50
21'-0"
23'-11"36'-0"
12'-2"3'-8"1'-0"4'-0"28'-10"2'-6"
4"
10'-7"1'-5"2'-0"31'-8"2'-6"
3'-
0
"
24
'
-
0
"
3'-
0
"
5'-0"
FIRST FLOOR
EXTERIOR WALL
FIRST FLOOR
EXTERIOR WALL
PONY WALL
PONY WALL
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
8'
-
0
"
10
"
8'
-
0
"
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
10
"
10
'
-
1
"
9.12
GRADE
ESTABLISHMENT
1'
-
3
"
29
'
-
0
"
38.12
MAX. BUILDING
HEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOF
HEIGHT
10
"
8'
-
0
"
29
'
-
0
"
24
'
-
0
"
10
"
8'
-
0
"
9.12
GRADE
ESTABLISHMENT
38.12
MAX. BUILDING
HEIGHT
33.12
MAX. FLAT ROOF
HEIGHT
3'-
6
"
3'-
6
"
GARAGE CEILING AND WALL
MUST BE 5/8" TYPE "X" GYP.
BOARD w/1-HOUR FIRE
RESISTANCE RATED UP TO
CEILING
INSUL.
SEE T24
INSUL.
SEE T24
INSUL.
SEE T24INSUL.
SEE T24
INSUL.
SEE T24
INSUL.
SEE T24
INSUL.
SEE T24
6'-
8
"
MI
N
.
C
L
R
.
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
PONY WALLGLASS RAILING
6'
-
8
"
MI
N
.
C
L
R
.
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
·THIRD FLOOR WILL NOT BE USED AS AN ADU
·THERE SHALL BE NO FACILITIES USED FOR FOOD PREPARATION
WITHIN, OR BE USED FOR RESIDENTIAL PURPOSES SEPARATELY OR
INDEPENDENTLY FROM OCCUPANTS OF PRINCIPLE STRUCTURE
THIRD FLOOR NOTES
A-04
THIRD FLOOR PLAN
SECTION A-A
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
THIRD FLOOR PLAN
SECTION A-A
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
8'
-
0
"
10
"
8'
-
0
"
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
10
"
10
'
-
1
"
9.12
GRADE
ESTABLISHMENT
1'
-
3
"
29
'
-
0
"
38.12
MAX. BUILDING
HEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOF
HEIGHT
10
"
8'
-
0
"
29
'
-
0
"
24
'
-
0
"
10
"
8'
-
0
"
3'-
6
"
3'-
6
"
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
9.12
GRADE
ESTABLISHMENT
38.12
MAX. BUILDING
HEIGHT
33.12
MAX. FLAT ROOF
HEIGHT
INSUL.
SEE T24
INSUL.
SEE T24
INSUL.
SEE T24
INSUL.
SEE T24
6'-
8
"
MI
N
.
C
L
R
.
PONY WALL GLASS RAILING
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
29
'
-
0
"
24
'
-
0
"
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
8'
-
0
"
10
"
8'
-
0
"
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
10
"
10
'
-
1
"
9.12
GRADE
ESTABLISHMENT
1'
-
3
"
29
'
-
0
"
38.12
MAX. BUILDING
HEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOF
HEIGHT
3'-
6
"
3'-
6
"
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
9.12
GRADE
ESTABLISHMENT
38.12
MAX. BUILDING
HEIGHT
33.12
MAX. FLAT ROOF
HEIGHT
6'-
8
"
MI
N
.
C
L
R
.
PONY WALLGLASS RAILING
8'
-
0
"
10
"
8'
-
0
"
10
"
10
'
-
1
"
1'
-
3
"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
5'-0"5'-0"
2'-6"
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
A-05
SECTION B-B
EAST ELEVATION VIEW
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
SECTION B-B
EAST ELEVATION
29
'
-
0
"
24
'
-
0
"
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
9.12
GRADE
ESTABLISHMENT
29
'
-
0
"
38.12
MAX. BUILDING
HEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOF
HEIGHT
3'-
6
"
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
9.12
GRADE
ESTABLISHMENT
38.12
MAX. BUILDING
HEIGHT
33.12
MAX. FLAT ROOF
HEIGHT
6'-
8
"
MI
N
.
C
L
R
.
PONY WALL GLASS RAILING
3'-
6
"
8'
-
0
"
10
"
8'
-
0
"
10
"
1'
-
3
"
8'
-
0
"
10
"
8'
-
0
"
10
"
10
'
-
1
"
1'
-
3
"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
5'-0"5'-0"
2'-6"
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
29
'
-
0
"
24
'
-
0
"
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
9.12
GRADE
ESTABLISHMENT
38.12
MAX. BUILDING
HEIGHT
33.12
MAX. FLAT ROOF
HEIGHT
PONY WALL
3'-
6
"
PONY WALL
8'
-
0
"
10
"
8'
-
0
"
10
"
1'
-
3
"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
3'-0"3'-0"
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
8'
-
0
"
10
"
8'
-
0
"
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
10
"
10
'
-
1
"
9.12
GRADE
ESTABLISHMENT
1'
-
3
"
29
'
-
0
"
38.12
MAX. BUILDING
HEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOF
HEIGHT
3'-
6
"
3'-
6
"
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
SEE SHEET AD-01
FOR GUARDRAIL
DETAILS
123
12 3
GLASS
RAILING
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
3'-0"3'-0"
31.56
TOP OF
GUARDRAIL
22.73
TOP OF
GUARDRAIL
A-06
ELEVATION VIEWS
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
WEST ELEVATION
NORTH ELEVATION SOUTH ELEVATION
DOOR SCHEDULE
NO.DESCRIPTION WIDTH HEIGHT NOTE
D-20 MAIN ENTRANCE 3'-0"7'-0"CUSTOM DOOR - SHALL HAVE
ONE DOOR LEAF 36" WIDE
GARAGE ROLL UP 8'-0"7'-6"
AUTOMATIC - CHECK MFGR'S
INSTRS. FOR REQUIREMENT &
DIMENSIONS - FIELD VERIFY
6'-0"6'-8"
9'-0"7'-0"
16'-0"
2'-6"D-40
EXTERIOR SLIDING
2'-10"D-45 INTERIOR SINGLE
2'-6"D-50 INTERIOR SINGLE
2'-10"INTERIOR SINGLE
EXTERIOR SLIDING
D-10
EXTERIOR SLIDING 7'-0"
D-25
D-30
D-35
INTERIOR SINGLE 7'-0"
7'-0"
D-55 6'-8"
6'-8"
4'-0"4'-0"
7'-6"
4'-0"3'-2"
6'-0"
2'-6"2'-6"
3'-0"4'-0"
7'-6"3'-8"
6'-6"4'-0"
4'-0"
4'-0"
3'-0"2'-6"
6'-8"
6'-8"
7'-0"
WINDOW SCHEDULE
NO.ROUGH WIDTH ROUGH HEIGHT HEAD HEIGHT NOTE
7'-0"
7'-0"
7'-0"
7'-0"
7'-0"
7'-0"
W-10
W-20
W-25
W-30
W-35
W-40
W-45
W-55
W-60
2'-6"2'-6"7'-0"W-05
TEMPERED - FIX
2'-6"1'-6"6'-8"W-50 TEMPERED - FIX
FIX
EGRESS WINDOW
EGRESS WINDOW
TEMPERED - FIX
CASEMENT
CASEMENT
CASEMENT
CASEMENT
CASEMENT
1.ALL NEW WINDOWS ARE DUAL GLAZED U.N.O.
2.FENESTRATION MUST HAVE TEMPORARY AND PERMANENT LABELS.
3.ALL TEMPERED GLASS TO BE ETCH MARKED.
4.ONE WINDOW IN EACH BEDROOM MUST HAVE AT LEAST 5.7 S.F. OPENABLE AREA WITH FINISHED SILL NO MORE
THAN 44" ABOVE FLOOR LEVEL, MIN. OPENING HEIGHT OF 24" & MIN. OPENING WIDTH OF 20" (CLEAR).
5.ALL WINDOWS WHERE GLAZING AREA IS >9 S.F. TO BE TEMPERED
6.ALL WINDOWS WHERE GLAZING AREA'S BOTTOM EDGE IS <18" ABV. F.F. & TOP EDGE IS >36" ABV. F.F. TO BE
TEMPERED.
7.WHERE A WINDOW IS LOCATED HIGHER THAN 72" ABOVE ADJACENT GRADE OR FINISHED SURFACE ON THE
OPPOSITE SIDE, THE LOWER PART OF THE OPENING SHALL BE 24" MIN. ABOVE THE ROOM FINISH FLOOR
SURFACE. R612.2
ALL WINDOW AND DOOR SIZES ARE NOMINAL SIZES, THEY ARE SUBJECT TO CHANGE UPON FINAL MANUFACTURER
SELECTION. CONTRACTOR TO PROVIDE CUT SHEETS AND SHOP DRAWINGS TO ARCHITECT FOR APPROVAL PRIOR TO
ORDERING.
·EGRESS DOOR. NOT LESS THAN ONE EGRESS DOOR SHALL BE PROVIDED FOR EACH DWELLING UNIT. THE
EGRESS DOOR SHALL BE SIDE-HINGED, AND SHALL PROVIDE A CLEAR WIDTH OF NOT LESS THAN 32 INCHES
(813 MM) WHERE MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90
DEGREES (1.57 RAD).
·THE CLEAR HEIGHT OF THE DOOR OPENING SHALL BE NOT LESS THAN 78 INCHES (1981 MM) IN HEIGHT
MEASURED FROM THE TOP OF THE THRESHOLD TO THE BOTTOM OF THE STOP. OTHER DOORS SHALL NOT BE
REQUIRED TO COMPLY WITH THESE MINIMUM DIMENSIONS. EGRESS DOORS SHALL BE READILY OPENABLE FROM
INSIDE THE DWELLING WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT. (R311.2)
·FLOORS AND LANDINGS AT EXTERIOR DOORS. THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH
EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL BE NOT LESS THAN THE DOOR SERVED. EVERY LANDING
SHALL HAVE A DIMENSION OF NOT LESS THAN 36 INCHES (914 MM) MEASURED IN THE DIRECTION OF TRAVEL.
THE SLOPE AT EXTERIOR LANDINGS SHALL NOT EXCEED 1/4 UNIT VERTICAL IN 12 UNITS HORIZONTAL (2
PERCENT). (R311.3)
DOOR & WINDOW NOTES NOTES
AN EMERGENCY ESCAPE AND RESCUE OPENING SHALL MEET ALL OF THE FOLLOWING (R310):
·A NET CLEAR OPENING AREA OF NOT LESS THAN 5.7 SQ. FT. (5.0 SQ. FT. FOR GRADE – FLOOR WINDOW).
·MINIMUM CLEAR OPENING HEIGHT OF 24”.
·MINIMUM CLEAR OPENING WIDTH OF 20”.
·THE BOTTOM OF WINDOW OPENING SHALL NOT BE MORE THAN 44” FROM THE FLOOR.
·SHALL OPEN DIRECTLY INTO A PUBLIC WAY, OR, TO A YARD OR COURT THAT OPENS TO A PUBLIC WAY. YARD OR
COURT MUST COMPLY WITH THE DEFINITION: “AN OPEN SPACE, UNOBSTRUCTED FROM THE GROUND TO THE
SKY.” THEREFORE, INGRESS/EGRESS OPENINGS WHICH OPEN UNDER OR ONTO DECKS, ROOFS, OR COVERED
PATIOS ARE NOT ACCEPTABLE. R310.1
·WINDOW CONTROL OPENING DEVICE SHALL NOT REDUCE THE REQUIRED NET CLEAR OPENING AREA OF THE
WINDOW. R 312.2.2.
EGRESS WINDOW
A-07
DOOR & WINDOW
SCHEDULES
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
MAX. SLOPE (2%) TREADS
& EXTERIOR LANDINGS
2%
HEAD CLEARANCE
MI
N
.
6
'
-
8
"
C
L
R
.
AB
V
.
T
R
E
A
D
N
O
S
I
N
G
MAX. RISE: 7 3/4"
MIN. RUN: 10", W/.
LANDING MIN. DIM. IN
PATH OF TRAVEL EQUAL
TO STAIR WIDTH (36" MIN.)
MIN. STAIR WIDTH = 36" W/.
HANDRAIL(S) ENCROACHING NO
MORE THAN 4.5" ON EITHER SIDE.
10" MIN.
7
3
/
4
"
M
A
X
.
3/4" - 1 1/4" NOSING ON STAIRS W/.
LESS THAN 11" TREADS
MAXIMUM RISE OF 7 3
4" AND MINIMUM RUN (TREAD) OF 10".
PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS
WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11".
STAIRWAY NOTE:
MINIMUM CLEAR WIDTH OF 36".
MINIMUM HEADROOM OF 6'-8".
OPENING NOT TO ALLOW
A 6" SPHERE TO PASS THROUGH, TYP.
OPENING NOT TO ALLOW A 4" SPHERE TO
PASS THROUGH, TYP.
1'-0"
HANDRAIL
GUARDRAIL
GUARDRAIL
HANDRAIL
GUARDRAIL
42
"
M
I
N
A
B
V
.
F
.
F
.
1'-0"HANDRAIL HEIGHT SHALL BE 34" TO 38" ABOVE THE NOSING OF TREADS.
HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1 14" TO 2".
HANDRAILS WITH OTHER THAN CIRCULAR CROSS-SECTIONS SHALL HAVE A
PERIMETER OF 4" TO 6 14" WITH A MAXIMUM CROSS-SECTION DIMENSION OF 2 14".
HANDRAIL SHALL BE CONTINUOUS WITHOUT INTERRUPTION BY NEWEL POST OR OTHER
OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD.
HANDRAILS WITH A PERIMETER GREATER THAN 6 14" SHALL COMPLY WITH R311.7.8.5 ITEM 2.
CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE 1 12" MINIMUM.
GUARD HEIGHT SHALL BE A MINIMUM OF 42".
OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4"
DIAMETER SPHERE.
THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD, AND BOTTOM RAIL SHALL
PRECLUDE THE PASSAGE OF A 6" DIAMETER SPHERE.
OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL
PRECLUDE THE PASSAGE OF A 4 38" DIAMETER SPHERE.
HANDRAIL NOTE:
GUARD NOTE:HANDRAIL (POST MOUNTED)
1.5" MIN.
34
"
M
I
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.
,
3
8
"
M
A
X
.
TO
T
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E
A
D
N
O
S
I
N
G
2"
51/4"
5/8"
25/8"
2"
51/4"
7/8"
HANDRAIL PROFILE
HANDRAIL (WALL MOUNTED)
4.5" MAX.
2"
HA
N
D
R
A
I
L
34
"
-
3
8
"
F
R
O
M
F
.
F
.
PLYWD. SHT'G WHERE OCCURS
SEE STRUC. DWG'S
26 GAUGE MIN. WEEP
SCREED TYP.
SUB BASE PER STRUC.
DWG'S
2-LAYER GRADE D BUILDING PAPER
TYP.
EXTERIOR FINISH PER PLAN
CONC. FOOTING TYP.
FINISH GRADING
NOTE: WEEP SCREED FOR STUCCO AT
A MIN. OF 4" ABOVE EARTH OR 2"
ABOVE PAVED AREAS
LINE OF CONCRETE SLAB OR PAVED
AREA (AS OCCURS)
SLOPE 1% MIN
SLOPE 2% MIN 8"
M
I
N
COVERING 12" GYP. BD.
OR OTHE REQUIRED TYP.
2x STUD WALL PER
STRUC. DWG'S
2x SILL PLATE PER
STRUC. DWG'S
2"MI
N
PLYWD. SHT'G WHERE OCCURS
SEE STRUC. DWG'S
26 GAUGE MIN. WEEP
SCREED TYP.
COVERING 12" GYP. BD.
OR OTHE REQUIRED TYP.
2x STUD WALL PER
STRUC. DWG'S
2-LAYER GRADE D BUILDING PAPER
TYP.
EXTERIOR FINISH PER PLAN2x SILL PLATE PER
STRUC. DWG'S
CONC. FOOTING TYP.
NOTE: WEEP SCREED FOR STUCCO AT
A MIN. OF 4" ABOVE EARTH OR 2"
ABOVE PAVED AREAS
LINE OF CONCRETE SLAB OR PAVED
AREA (AS OCCURS)
FINISH GRADING
SLOPE 1% MIN
SLOPE 2% MIN 8"
M
I
N
2"MI
N
SUB BASE PER STRUC.
DWG'S
2X STUDWALL @ 16" O.C.
EXT. FINISH
EXT. FINISH
2X BLOCKING
26 GA. COPPER (OR EQUIV.) SCUPPER
THRU ROOF PARAPET/CURB, SET IN
MASTIC & CAULK EDGES
2" MIN.
EXTEND MIN. 2" BEYOND F.O. FIN.
MATERIAL IF TERMINATING AT
EXTERIOR (PROVIDE DRIP EDGE)
CONT. 2X SILL PLATE
CONT. FLR. JSTS. (WHERE OCCUR)
COPPER FLASHING
TOP OF FINISH MATERIAL
PLYWOOD SHT'G.
DRAIN TO EXTERIOR OR THRU WALL
TO EXT. (REF. CIVIL PLAN FOR
OUTLET)
DECK/BALCONY DRAIN
DECK/BALCONY FRM'G.
2"
D
I
A
.
M
I
N
.
2"
D
I
A
.
1.
5
"
MI
N
.
10
"
M
I
N
.
1.
5
"
M
A
X
.
D
R
O
P
F
R
O
M
EXTERIOR FINISH/FLATWORK
PER PLANS
INTERIOR FLOOR SLAB
LINE OF FINISH FLOOR
SLOPE 2% MIN.
DOOR PER SCHEDULE
TO
P
O
F
T
H
R
E
S
H
O
L
D
FLASHING
DOOR THRESHOLD (PER MFGR.)
3"
M
I
N
.
EXTERIOR
INTERIOR
GLASS VICE CLAMP
TEMPERED GLASS
ADAPTOR BASE PLATE
3 7
/
8
"
8"
1'-
2
"
1 1/4"MIN.
HANDRAIL
42
"
M
I
N
.
3 3/8"
SLOT DRAIN
3/8" LAG SCREWS WITH 8" DEPTH
INTO PRIMARY MEMBER, 8" O.C.
DECK FRAMING PER STRUCT.
1 1/4" MIN. HOLE EDGE DISTANCE
3X BLK.
2X RIM JOIST
FIN. PER PLAN. SLOPE 2% MIN.
WOOD DECK
1.5
"
M
A
X
.
D
R
O
P
F
R
O
M
2% MIN. SLOPE
LINE OF FINISH FLOOR
DOOR PER SCHEDULE
EXTERIOR FINISH
DECK/ BALCONY SHEATHING
FLOOR JOIST PER PLAN
SOLID BLOCK
HOT MOP / W.P.
MEMBRANE
TO
P
O
F
T
H
R
E
S
H
O
L
D
FLASHINGINTERIOR
EXTERIOR
1/8" RIVET 12" ON CENTER
PANEL CLIP
ROOFING SHT'G PER STRUCT.
5/8" GYPSUM BOARD, PER PLANS,
WHERE OCCURS)
2x ROOF RAFTER(PER STRUCT.)
BATT INSULATION(WHEN OCCURS,
PER PLAN)
R6 CLOSED SPRAY BARRIER
DECK FINISH
ROOFING SHT'G PER STRUCT.
BATT INSULATION(WHEN OCCURS,
PER PLAN)
R6 CLOSED SPRAY BARRIER
2x ROOF RAFTER(PER STRUCT.)
5/8" GYPSUM BOARD, PER PLANS,WHERE OCCURS)
OPTIONAL 1" X 4" SHEET METAL
GRAVEL STOP -36" SQUARE MIN.
SEE NOTES BELOW PRIMARY AND SECONDARY DRAIN
STRIPPING FELTS
STRAINER
CLAMPING RING
RUBEROID/ GAFGLAS
FLASHING (OR EQUAL)
LEAD FLASHING SET IN
FLASHING CEMENT
BASE/ PLY SHEETS
DECK JOIST
DECK JOIST/ RIP STAIRS (SEESTRUCT.)
DECK CLAMP
NOTE:
1.MINIMUM 30" SQUARE, 2-1/2-LB. TO 4-LB. LEAD OR 16 OZ. SOFT COPPER FLASHING.
SET PRIMED FLANGE IN ROOF CEMENT IN MOP MB, SA MB, COLD MB OR BUR. SET
PRIMED FLANGE IN HEAT SOFTENED MEMBRANE ON TORCH APP OR HW SBS SYSTEMS.
PRIME TOP SURFACE BEFORE STRIPPING.
2.MEMBRANE PLIES, METAL FLASHING AND FLASHING PLIES EXTEND UNDER CLAMPING
RING.
3.STRIPPING FELTS-EXTEND 4" AND 8" BEYOND EDGE OF FLASHING SHEET, BUT NOT
BEYOND EDGE OF SUMP. INSTALL STRIPPING BEFORE INSTALLATION OF CAP SHEET OR
GRAVEL.
ROOF DRAIN DETAIL
23
567
91011
1
AD-01
CONSTRUCTION DETAIL
HANDRAIL & GUARD REQUIREMENTS (TYP.)STAIR REQUIREMENTS (TYP.)
WEEP SCREED DETAIL (TYP.)
4
8
12
WEEP SCREED DETAIL (TYP.)
ROOF/ DECK DRAINAGE & OVERFLOW (TYP.)
THRESHOLD - OUTSWING (SLAB) (TYP.)THRESHOLD - OUTSWING (FRM'G.) (TYP.)
ROOF/ DECK DRAINAGE & OVERFLOW (TYP.)
Revisions
Drawing Title
Date: 04/03/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,
Newport Beach,
CA 92661
DUPLEX &
TWO ADU's
STUDIO
ARCHITECTURAL
UNVENTED ENCLOSED RAFTER DETAIL (TYP.)ROOF/ DECK DRAINAGE & OVERFLOW (TYP.)
GENERAL NOTES
EROSION NOTES
REQUIRED INSPECTION
GRADING FILLS/CUTS NOTES
DOCUMENTATION
ADDITIONAL NOTES:
OWNER/CLIENT:LEGAL DESCRIPTION:BENCHMARK:
ESTIMATED EARTHWORK QUANTITIES:
AQ
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6
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VICINITY MAP
PRECISE GRADING PLAN & EROSION CONTROL PLAN
SCOTT & HOLLY MCKHANN
SAN CLEMENTE, CA 92672
111 AVENIDA PATERO DE ORO
PUBLIC WORKS NOTE
1.AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.
2.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE
ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS
DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING
UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR
CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020
AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC
WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT.
A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.
3.AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD
IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.
4.ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A
LICENSED GENERAL ENGINEERING CONTRACTOR.
5.ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER
CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.
LOT 9 OF BLOCK 4 OF OF NEWPORT BAY TRACT, IN
OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY.
BOOK 4 PAGE 16 OF MISCELLANEOUS MAPS, IN THE
STATE OF CALIFORNIA, AS PER MAP RECORDED IN
THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE.
DESCRIPTION:
B.M. NUMBER:
ELEV.
ON THE SOUTHWEST CORNER OF A 4' CATCH BASIN.
ALUMINUM BENCHMARK DISC STAMPED "1E-122-14"
DESCRIBED BY OCS 2014-FOUND 4"OCS
9.179
1E-122-14
QUAD (YEAR)2015
@ ADDRESS 709 MONUMENT IS LEVEL WITH THE SIDEWALK.
BALBOA BLVD, 133' WEST OF THE C/L OF 7TH ST.
MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W
APN: 048-091-20
S 17°21'14" W 79.80'
N
7
1
°
4
2
'
1
5
"
W
30
.
0
0
'
N
7
1
°
3
9
'
1
1
"
W
30
.
0
1
'
S 17°21'02" W 79.82'
UPUP
LEGEND:
5
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6
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PRECISE GRADING PLAN
OWNER/CLIENT:LEGAL DESCRIPTION:BENCHMARK:
’
LOT 9 OF BLOCK 4 OF OF NEWPORT BAY TRACT, IN
OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY.
BOOK 4 PAGE 16 OF MISCELLANEOUS MAPS, IN THE
STATE OF CALIFORNIA, AS PER MAP RECORDED IN
THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE.
DESCRIPTION:
B.M. NUMBER:
ELEV.
ON THE SOUTHWEST CORNER OF A 4' CATCH BASIN.
ALUMINUM BENCHMARK DISC STAMPED "1E-122-14"
DESCRIBED BY OCS 2014-FOUND 4"OCS
9.179
1E-122-14
QUAD (YEAR)2015
@ ADDRESS 709 MONUMENT IS LEVEL WITH THE SIDEWALK.
BALBOA BLVD, 133' WEST OF THE C/L OF 7TH ST.
MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W
APN: 048-091-20
SCOTT & HOLLY MCKHANN
SAN CLEMENTE, CA 92672
111 AVENIDA PATERO DE ORO
CONSTRUCTION NOTES:
EXISTING BUILDING TO BE REMOVED
EXISTING WATER METER TO REMAIN
INSTALL 6" AREA DRAIN
1
2
3
7
8 INSTALL 4" SDR 35 PIPE
CONSTRUCT NEW BUILDING PER ARCHITECTURAL PLAN
4
6
5
9
EXISTING WALL TO REMAIN
INSTALL FRENCH DRAIN/TRENCH DRAIN PER DETAIL HEREON
OVER-EXCAVATION LINE
INSTALL CURB DRAIN PER CITY STD. 184
(527.63).........EX. ELEVATION
520.00............PROP. ELEVATION
--(530)--..........EX. COUNTOUR
.....DRAINAGE PATTERN
.....PROP. STRUCTURE
.....EXISTING WALL
SW.................SIDE WALK
..................LIGHT
C .....CENTER LINE
P .....PROPERTY LINE
.....CONSTRUCTION NOTES
.....SANDBAG LINE
L
9
L
LEGEND:
T.C.............TOP OF CURB
F.L..............FLOW LINE
F.G.............FINISH GRADE
F.S.............FINISH SURFACE
F.F.............FLOOR FINISH
H.P.............HIGH POINT
P.P.............POWER POLE
D/W...........DRIVEWAY
W.M...........WATER METER
INV.............INVERT ELEVATION
T.G.............TOP OF GRATE
VICINITY MAP
FF=10.40
PROPOSED LF
LP
EX. GRADE FF=10.40
LP
EX. GRADE
FF=9.39
LF
LP
EX. GRADE
FF=9.39
LP
EX. GRADE
BUILDING
PROPOSED
GARAGE
PROPOSED
GARAGE
PROPOSED
GARAGE
11 11
11
LF
S 17°21'14" W 79.80'
N
7
1
°
4
2
'
1
5
"
W
30
.
0
0
'
N
7
1
°
3
9
'
1
1
"
W
30
.
0
1
'
S 17°21'02" W 79.82'
UPUP
A
CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG
EROSION CONTROL NOTES:
BOUNDARIES OF CONSTRUCTION AREA. THE GRAVEL BAGS
SHOULD BE 2 BAGS WIDE AND 2 BAGS HIGH.
A
E
E
CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE, PER CASQAB
BMP # TC-1 (PROVIDE 12" MIN OF 3" TO 6" AGGREGATE)
B
EROSION CONTROL PLAN
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OWNER/CLIENT:LEGAL DESCRIPTION:BENCHMARK:
LOT 9 OF BLOCK 4 OF OF NEWPORT BAY TRACT, IN
OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY.
BOOK 4 PAGE 16 OF MISCELLANEOUS MAPS, IN THE
STATE OF CALIFORNIA, AS PER MAP RECORDED IN
THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE.
DESCRIPTION:
B.M. NUMBER:
ELEV.
ON THE SOUTHWEST CORNER OF A 4' CATCH BASIN.
ALUMINUM BENCHMARK DISC STAMPED "1E-122-14"
DESCRIBED BY OCS 2014-FOUND 4"OCS
9.179
1E-122-14
QUAD (YEAR)2015
@ ADDRESS 709 MONUMENT IS LEVEL WITH THE SIDEWALK.
BALBOA BLVD, 133' WEST OF THE C/L OF 7TH ST.
MONUMENT IS LOCATED ALONG THE SOUTH SIDE OF W
APN: 048-091-20
SCOTT & HOLLY MCKHANN
SAN CLEMENTE, CA 92672
111 AVENIDA PATERO DE ORO
(527.63).........EX. ELEVATION
520.00............PROP. ELEVATION
--(530)--..........EX. COUNTOUR
.....DRAINAGE PATTERN
.....PROP. STRUCTURE
.....EXISTING WALL
SW.................SIDE WALK
..................LIGHT
C .....CENTER LINE
P .....PROPERTY LINE
.....CONSTRUCTION NOTES
.....SANDBAG LINE
L
9
L
LEGEND:
T.C.............TOP OF CURB
F.L..............FLOW LINE
F.G.............FINISH GRADE
F.S.............FINISH SURFACE
F.F.............FLOOR FINISH
H.P.............HIGH POINT
P.P.............POWER POLE
D/W...........DRIVEWAY
W.M...........WATER METER
INV.............INVERT ELEVATION
T.G.............TOP OF GRATE
SOIL REPORTS RECOMMENDATIONS
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