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Home My WebLink AboutPlan Set with Revised SheetsAR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-1 SHEET INDEX A-1 SITE PLAN and INFORMATION C-01 EROSION CONTROL PLAN C-02 PRECISE DRAINAGE PLAN A-2 1ST and 2ND FLOOR PLANS A-3 3RD FLOOR PLAN A-4 RIGHT SIDE and STREET FRONT ELEVATIONS A-5 LEFT SIDE and BAY FRONT ELEVATIONS A-6 SECTIONS A and B A-7 ROOF PLAN T-1 TOPOGRAPHIC SURVEY SF-1 1ST and 2ND FLOOR SQUARE FOOTAGES SF-2 2RD FLOOR SQUARE FOOTAGES SW-0 STRUCTURAL GENERAL NOTES SW-1 SEAWALL PLAN and ELEVATION SW-2 SEAWALL DETAILS (12.65TW) EXT'GCONC. BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 18"SF 2 % 12 . 1 8 FS SQUARE FOOTAGE CALCULATIONS 1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F. 3RD FLOOR 368.49 S.F. TOTAL LIVABLE ........................................................................................ 3,820.52 S.F. GARAGE 697.20 S.F. STRUCTURAL .............................................................................................. 4,517.72 S.F. MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F. 2nd FLOOR DECK ...................................................................................... 108.24 S.F. 3rd FLOOR DECK 803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F. PL PL PL PL PL PL PL SLOPE 4% SLOPE 4% 2ND FLOOR OUTLINE 2N D F L O O R O U T L I N E 2N D F L O O R O U T L I N E 3R D F L O O R O U T L I N E 3RD FLOOR OUTLINE 3RD FLOOR OUTLINE 3RD FLOOR COVERED DECK OUTLINE 3RD FLOOR COVERED DECK OUTLINE 3R D F L O O R O U T L I N E 3R D F L O O R C O V E R E D D E C K O U T L I N E PI T C H B R E A K SF 2 % SF 2 %SF 2 % SF 2 % SF 2 %SF 2 %SF 2 %SF 2 %SF 2 %SF 2 % SF 2 %SF 2 %SF 2 %SF 2 % (10.03TW) PITC H BREA K DOWN (8) + 7 14" RISERS NEWPORT BAY NEWPORT BAY 12.70 TW 1 2 . 7 0 T W 1 2 . 7 0 T W 1 2 . 7 0 T W 1 2 . 7 0 T W 12" NEW A N E W 1 0 . 6 0 T W N E W 1 0 . 6 0 T W N E W 1 0 . 6 0 T W N E W 1 0 . 6 0 T W P L A N T E R A R E A 1 0 . 0 F G 83 4" PITCHBREAK SF2.1 %SF2.1 % 11.92 FS 12 . 1 1 F S SF2.1 % SF2.6 % SF2.6 % PITC H BREA K SITEPAVERS SITE PAVERS SITEPAVERS SITE PAVERSSITE PAVERS SITEPAVERSSITEPAVERS SITEPAVERS SITEPAVERS SITEPAVERS B U L K H E A D B U L K H E A D B U L K H E A D ALL NEW PLANTER AREAS TO RECEIVE DROUGHT TOLERANT"ARCTOSTAPHYLOS SONOMA MANZANITA SPECIES" PLANTING ALL NEW PLANTER AREAS TORECEIVE DROUGHT TOLERANT "ARCTOSTAPHYLOS SONOMA MANZANITA SPECIES" PLANTING ALL NEW PLANTER AREAS TORECEIVE DROUGHT TOLERANT "ARCTOSTAPHYLOS SONOMAMANZANITA SPECIES" PLANTING 11 . 5 5 F F NEW 6 FOOT HIGH CMU WALL NEW 6 FOOT HIGH CMU WALL NEW 6 FOOT HIGHCMU WALL EXISTING CMUWALL EXISTING CMU WALL EXISTING CMUWALL 33" WIDE x 6 FOOT HIGHWOOD GATE GM P P P P P TRE E R O W TRE E R O W TR E E R O W TRE E R O W TRE E R O W TRE E R O W P P RES I D E N C E RES I D E N C E RES I D E N C E N9 ° 2 7 ' 0 0 " E 2 2 9 . 5 7 ' 16 3 . 9 7 ' 37 . 5 0 ' 28 . 1 0 ' N9 ° 2 7 ' 0 0 " E 2 7 . 1 8 ' N57° 4 3 ' 1 0 " W 2 6 . 0 4 ' N57° 4 3 ' 1 0 " W 2 1 . 7 0 ' N57 ° 4 3 ' 1 0 " W 2 3 8 . 7 0 ' N57° 4 3 ' 1 0 " W 2 3 4 . 3 6 ' N62° 3 4 ' 4 9 " E R A D . 3 0 . 0 0 ' D = 3 6 ° 5 2 ' 1 2 " R = 2 0 . 0 0 ' L = 1 2 . 8 7 ' N 3 7 ° 1 4 ' 4 8 " W 9 . 3 3 ' T I E 34.57 N9 ° 2 7 ' 0 0 " E 3 7 . 5 0 ' LOT 4 3 WM GU T T E R GU T T E R GU T T E R GU T T E R AC 20.00 4.8 3.4 4.0 2.9 3.0 CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. X AC AC AC AC AC AC AC AC AC AC AC AC ACAC AC AC AC CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. LOT 4 2 LOT 4 4 LOT 4 5 P P GM P P P P P TRE E R O W TRE E R O W TR E E R O W TRE E R O W TRE E R O W TRE E R O W P P RES I D E N C E RES I D E N C E RES I D E N C E N9 ° 2 7 ' 0 0 " E 2 2 9 . 5 7 ' 16 3 . 9 7 ' 37 . 5 0 ' 28 . 1 0 ' N9 ° 2 7 ' 0 0 " E 2 7 . 1 8 ' N57° 4 3 ' 1 0 " W 2 6 . 0 4 ' N57° 4 3 ' 1 0 " W 2 1 . 7 0 ' N57 ° 4 3 ' 1 0 " W 2 3 8 . 7 0 ' N57° 4 3 ' 1 0 " W 2 3 4 . 3 6 ' N62° 3 4 ' 4 9 " E R A D . 3 0 . 0 0 ' D = 3 6 ° 5 2 ' 1 2 " R = 2 0 . 0 0 ' L = 1 2 . 8 7 ' N 3 7 ° 1 4 ' 4 8 " W 9 . 3 3 ' T I E 34.57 N9 ° 2 7 ' 0 0 " E 3 7 . 5 0 ' LOT 4 3 WM GU T T E R GU T T E R GU T T E R GU T T E R AC 20.00 4.8 3.4 4.0 2.9 3.0 CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. X AC AC AC AC AC AC AC AC AC AC AC AC ACAC AC AC AC CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. LOT 4 2 LOT 4 4 LOT 4 5 P P BA L B O A C O V E S 2-STORY RESIDENCE 12.55 FF 11.05 PAD GARAGE 12.42 GFF 10.92 PAD EXISTING RESIDENCE EXISTING RESIDENCE PROPERTY LINE CENTER OF NEW 6' SITE BLOCK WALL. PROPERTY LINE EXISTING SITE WALL TO REMAIN. PROPERTY LINE CENTER OF NEW 6' SITE BLOCK WALL. COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. CITY OF NEWPORT BEACH, CA 92658 43 BALBOA COVES NEWPORT BEACH, CA 92663 APN: 423-041-21 BOGH RESIDENCE EROSION CONTROL PLAN GRAVEL BAG BERM PER DETAIL A ON THIS SHEET APPLY WIND EROSION CONTROL(WE-1) PERFORM SWEEPING AND VACUUMING DAILY(SE-7) APPLY GRAVEL BAG INLET PROTECTION (SE-10) PER DETAIL B ON THIS SHEET CONSTRUCTION NOTES LEGEND: CONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK- CONSTRUCTION, LATEST EDITION BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. GRAVEL BAGS GRAVEL BAG INLET PROTECTION D D GRAVEL BAG CHECK DAM SECTION D-D A SECTION A-A A GRAVEL BAGS DRY SEASON REQUIREMENTS (MAY - SEPTEMBER) 1.WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2.ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPS's MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 3.THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 4.THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 5.A DISTURBED AREA THAT IS NOT COMPLETED BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA) SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIAL IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 6.SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF HIS REQUIREMENT. WET SEASON REQUIREMENT (OCTOBER - APRIL) 1.WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED. 2.SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS. 3.BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4.APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5.APPROPRIATE NON-STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6.THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7.SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 8.DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SIT. STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. NON-STORM WATER MANAGEMENT WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL EROSION CONTROL BMP's TEMPORARY SEDIMENT CONTROL WIND EROSION CONTROL BMP NOTES GM P P P P P TRE E R O W TRE E R O W TRE E R O W TRE E R O W TRE E R O W TRE E R O W P P RES I D E N C E RES I D E N C E RES I D E N C E N9 ° 2 7 ' 0 0 " E 2 2 9 . 5 7 ' 16 3 . 9 7 ' 37 . 5 0 ' 28 . 1 0 ' N9 ° 2 7 ' 0 0 " E 2 7 . 1 8 ' N57° 4 3 ' 1 0 " W 2 6 . 0 4 ' N57° 4 3 ' 1 0 " W 2 1 . 7 0 ' N57° 4 3 ' 1 0 " W 2 3 8 . 7 0 ' N57 ° 4 3 ' 1 0 " W 2 3 4 . 3 6 ' N62° 3 4 ' 4 9 " E R A D . 3 0 . 0 0 ' D = 3 6 ° 5 2 ' 1 2 " R = 2 0 . 0 0 ' L = 1 2 . 8 7 ' N 3 7 ° 1 4 ' 4 8 " W 9 . 3 3 ' T I E 34.57 N9 ° 2 7 ' 0 0 " E 3 7 . 5 0 ' LOT 4 3 11. 5 8 11. 4 5 11.05FL 12. 2 2 T W WM 12 . 4 3 T W 1 2 . 0 5 F S 12 . 5 1 T W 11.04FL 11.43 10.97FL 11.46 11 . 5 0 L& T L S 4 6 5 3 10.88FL 10.81FL 11 . 6 6 F S 12.43TW 12.0NG 11. 6 2 F S 12. 5 4 T W 11. 8 1 F S 12 . 1 4 F S 12.07GF 16.11TW 12.10FS 17.99TW 12.17FS 1 7 . 9 3 T W 12.85 12.22 12 . 1 6 F S 11.97TW 13.18TW 9.1NG 9.2 8 T W 13. 1 3 T W 9.2 8 T W 7.50 9.3 4 T W 9.3 9 T W 8.07 9. 3 4 T W 9. 5 4 T W 9. 2 2 8.67 9. 4 6 T W 9. 8 2 11. 3 7 10 . 4 6 T W 11 . 8 7 T W 11 . 6 0 T W 13.79TW 12.68 11 . 7 8 T W 11.74TW 13 . 8 4 T W 10 . 8 N G 11 . 6 N G 12 . 1 5 F S 12 . 6 8 T W 10 . 0 0 T W 10.01TW 12. 6 5 T W 10. 0 3 T W 9.2 6 T W 10 . 0 3 T W 9.3 2 T W 7. 4 0 L& T L S 4 6 5 3 9.3 2 T W 9. 1 N G 12.95FF 12.12FS 38.89 T.O.R. GU T T E R GU T T E R GU T T E R GU T T E R AC 20.00 4.8 3.4 4.0 2.9 3.0 CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. X AC AC AC AC AC AC AC AC AC AC AC AC ACAC AC AC AC CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. LOT 4 2 LOT 4 4 LOT 4 5 P P GM P P P P P TRE E R O W TRE E R O W TRE E R O W TRE E R O W TRE E R O W TRE E R O W P P RES I D E N C E RES I D E N C E RES I D E N C E N9 ° 2 7 ' 0 0 " E 2 2 9 . 5 7 ' 16 3 . 9 7 ' 37 . 5 0 ' 28 . 1 0 ' N9 ° 2 7 ' 0 0 " E 2 7 . 1 8 ' N57° 4 3 ' 1 0 " W 2 6 . 0 4 ' N57° 4 3 ' 1 0 " W 2 1 . 7 0 ' N57° 4 3 ' 1 0 " W 2 3 8 . 7 0 ' N57 ° 4 3 ' 1 0 " W 2 3 4 . 3 6 ' N62° 3 4 ' 4 9 " E R A D . 3 0 . 0 0 ' D = 3 6 ° 5 2 ' 1 2 " R = 2 0 . 0 0 ' L = 1 2 . 8 7 ' N 3 7 ° 1 4 ' 4 8 " W 9 . 3 3 ' T I E 34.57 N9 ° 2 7 ' 0 0 " E 3 7 . 5 0 ' LOT 4 3 11. 5 8 11. 4 5 11.05FL 12. 2 2 T W WM 12 . 4 3 T W 1 2 . 0 5 F S 12 . 5 1 T W 11.04FL 11.43 10.97FL 11.46 11 . 5 0 L& T L S 4 6 5 3 10.88FL 10.81FL 11 . 6 6 F S 12.43TW 12.0NG 11. 6 2 F S 12. 5 4 T W 11. 8 1 F S 12 . 1 4 F S 12.07GF 16.11TW 12.10FS 17.99TW 12.17FS 1 7 . 9 3 T W 12.85 12.22 12 . 1 6 F S 11.97TW 13.18TW 9.1NG 9.2 8 T W 13. 1 3 T W 9.2 8 T W 7.50 9.3 4 T W 9.3 9 T W 8.07 9. 3 4 T W 9. 5 4 T W 9. 2 2 8.67 9. 4 6 T W 9. 8 2 11. 3 7 10 . 4 6 T W 11 . 8 7 T W 11 . 6 0 T W 13.79TW 12.68 11 . 7 8 T W 11.74TW 13 . 8 4 T W 10 . 8 N G 11 . 6 N G 12 . 1 5 F S 12 . 6 8 T W 10 . 0 0 T W 10.01TW 12. 6 5 T W 10. 0 3 T W 9.2 6 T W 10 . 0 3 T W 9.3 2 T W 7. 4 0 L& T L S 4 6 5 3 9.3 2 T W 9. 1 N G 12.95FF 12.12FS 38.89 T.O.R. GU T T E R GU T T E R GU T T E R GU T T E R AC 20.00 4.8 3.4 4.0 2.9 3.0 CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. X AC AC AC AC AC AC AC AC AC AC AC AC ACAC AC AC AC CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. LOT 4 2 LOT 4 4 LOT 4 5 P P BA L B O A C O V E S (12.14FS) (12.12FS) (12.15FS) (12.68TW) (10.00TW) (12.03FS) (12.10FS) (12.17FS) (12.22FS) (11.46FS) (11.43FS) 2-STORY RESIDENCE 12.55 FF 11.05 PAD GARAGE 12.42 GFF 10.92 PAD (7.49FS) EX. CONCRETE WALK (7.61FS) (7.52FS) EX. CONCRETE WALIK (7.50FS) (7.36FS) EX. CONCRETE WALK (10.01TW) (9.28TW) WALL TO BE REMOVED (11.45FS) 12.55FF 12.31FF 12.55FF 12.30FS 12.55FF 12.55FF12.42FF 12.42FF 12.42FF 12.50 TOC 12.42FF 12.34FF 12.00FS 12.08FS 12.50 TOC 12.50 TOC 1.4% 1.4% 2.0 % 2.0 % 2.0 % 2.0% 2.0% 2.0% 2.0 % 2.0 % 2.0 % 2.0 % 2.1% 4.0% 3.0 % 2.6%12.17FS 12.21TG 12.00FS 12.00FS 12.00FS 11.92FS 11.92FS 12.24TG 12.24TG 12.30FS 12.30FS 12.24TG 12.30FS 12.24TG 12.18FS TOP STEP (8) RISERS 12.10FS 12.30FS 12.30FS 12.10FS 12.00FS 12.00FS 12.10FS 11.10 TOP OF PIT 9.60BOTTOM OF PIT 12.24TG 12.32FS 12.32FS 12.24TG 12.36FS 12.30FS 7.42FS BOTTOM STEP 11.70TG 11.00INV 11.70TG 11.00INV 12.70TW 12.70TW 11.90FG 9.36BW 12.70TW 11.85FG 10.10BW 13.18TW 12.30FS 12.32FS 12.32FS (16.11TW) (17.99TW) (17.93TW) 10.60TW 10.60TW 10.60TW (13.13TW) 12.30FS 12.00FS 10.03TW 10.00FG 10.00FG (11.58FS) PROPERTY LINE PROPERTY LINE CENTER OF NEW 6' SITE BLOCK WALL. PROPERTY LINE EXISTING SITE WALL TO REMAIN. PROPERTY LINE WATER METER (11.05FL) (11.04FL) (10.97FL) (10.88FL) EXISTING RESIDENCE EXISTING RESIDENCE 60.2' 27 . 3 ' 7.0' 3.1 ' 4.2 ' 14.1' 4.0' 32.6' 26.6'3.7' 23.2' 20.0' 3.5' INFILTRATION PIT 20'X2'X1.5'D INFILTRATION PIT #1 8'X2'X1.5'D 11.80TG 11.26INV 11.80TG 11.20INV 11.80TG 11.14INV 10.80INV CONNECT TO 4" PERF. PVC 10.80INV 10.73 INV-IN 10.80INV 11.22INV-OUT OVERFLOW S=0. 0 0 5 1.5'X1.5' SQUARE BOTTOMLESS CATCH BASIN FILLED WITH 34" GRAVEL. EMERGENCY OVERFLOW FOR BACKYARD DRAINAGE S = 0 . 0 1 GRADE BREAK G R A D E B R E A K GRADE BREAK G R A D E B R E A K ROOF DOWNSPOUT ROOF DOWNSPOUT ROOF DOWNSPOUT ROOF DOWNSPOUT ROOF DOWNSPOUT ROOF DOWNSPOUT ROOF DOWNSPOUT DISCHARGE TO AREA DRAIN W/ FILTER (TYP.) ROOF DOWNSPOUT ROOF DOWNSPOUT ROOF DOWNSPOUT 11.80TG 11.30INV 2.0% (16.11TW) (12.05FS) 18.00TW (12.00FS) 18.03TW 18.14TW 18.12TW 18.24TW 12.43TW WALL TO BE REMOVED 12.70TW 11.85FG 10.10BW 20 . 0 ' 2.0' 1.5' 12.55FF 12.30FS 11.90FS 11.82FG 10.90 INV 2.0 % 11.70TG 8. 0 ' 2.0' PROPERTY LINE EXISTING SITE WALL TO REMAIN. (12.68TW) PROPERTY LINE CENTER OF NEW 6' SITE BLOCK WALL. 4" PVC OVERFLOW PIPE TO FRONT CATCH BASIN ROOF DOWNSPOUT DISCHARGE TO AREA DRAIN W/ FILTER (TYP.) COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. CITY OF NEWPORT BEACH, CA 92658 43 BALBOA COVES NEWPORT BEACH, CA 92663 APN: 423-041-21 BOGH RESIDENCE PRECISE DRAINAGE PLAN GENERAL NOTES 1.CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFORE ANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY DISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF EXISTING UTILITIES. 2.CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THE FIELD. 3.ANY WALL GREATER THAN 36" HIGH IN THE PUBLIC RIGHT-OF-WAY TO BE DEMOLISHED. 4.ALL LANDSCAPING WITHIN PUBLIC RIGHT-OF-WAY MUST HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36". GRAVEL IS NOT PERMITTED IN THE RIGHT-OF-WAY. 5.NO PERMANENT STRUCTURES CAN BE BUILT WITHIN THE LIMITS OF THE PUBLIC UTILITY EASEMENT. STORMWATER BMP NOTE PER THE CITY OF NEWPORT BEACH DRAINAGE STANDARD OF 15 LF OF 2'-WX1.5'-D INFILTRATION TRENCH REQUIRED PER 2,000 SF OF IMPERVIOUS SURFACE. SITE AREA IS 3700 SF WITH THE MAJORITY OF THE SITE BEING COMPOSED OF IMPERVIOUS SURFACE. REQUIRED LF OF STANDARD INFILTRATION TRENCH = 28 FT TRENCHES PROVIDED: (1) - 8 LF (2'-W X 1.5'-D) PROVIDED IN FRONT YARDAGE. (1) - 20 LF (2'-W X 1.5'-D) PROVIDED IN BACK YARDAGE. BOTH TRENCHES ARE REQUIRED TO HAVE A NON-PERMEABLE PLASTIC ROOT BARRIER INSTALLED TO A DEPTH OF 3' ON THE BUILDING FOOTING SIDE TO PROTECT BUILDING FOOTING FROM WATER ENCROACHMENT. CITY OF NEWPORT BEACH GRADING NOTES 2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. GENERAL 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2.DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4.WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS;AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5.NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6.THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7.PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8.APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11.POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPED AREAS. 12.FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13.ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14.NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. REQUIRED INSPECTIONS 1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DIVISION. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DIVISION FOR APPROVAL.FORMS\GENERAL GRADING SPECIFICATIONS 04/19/13 3 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. 19. CONTRACTOR SHALL, USE THE CITY STANDARD FORM "30-DAY NOTICE OF INTENT TO EXCAVATE" TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOMESHOWDOCUMENT?ID=17395. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 20. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. 21. LICENSED SURVEYOR TO PROVIDE HORIZONTAL AND VERTICAL MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND ON A WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. BLDG BUILDING BB BOTTOM OF BASIN BS BOTTOM OF STEP BW BOTTOM OF WALL BF BOTTOM OF FOOTING BS BOTTOM OF STEP CF CURB FACE CY CUBIC YARDS DIA DIAMETER DIM DIMENSION EX EXISTING EW EACH WAY FF FINISH FLOOR FG FINISH GRADE FL FLOW LINE FS FINISH SURFACE FTG FOOTING GB GRADE BREAK H HEIGHT HP HIGH POINT HORIZ HORIZONTAL INV INVERT MAX MAXIMUM MIN MINIMUM OC ON CENTER PERF PERFORATED PL PROPERTY LINE PT POINT TB TOP OF BASIN TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TS TOP OF STEP TYP TYPICAL TW TOP OF WALL VERT VERTICAL W WIDTH ABBREVIATIONS: 1. 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 BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEAN OUT AND BOX WITH 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 REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 3. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR WORK ACTIVITIES LOCATED WITHIN THE PUBLIC RIGHT OF WAY. 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 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. PUBLIC WORKS NOTES GRADING NOTES PERTAINING TO PROJECT 1. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 2. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 3. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 4. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 5. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 6. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING. 7. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. EXISTING CONCRETE PROPOSED PAVEMENT LANDSCAPING PAVERS PROPERTY LINE CENTERLINE EXISTING CONTOUR EXISTING BUILDING BUILDING WALL ROOF OVERHANG 4" PVC STORM DRAIN BLOCK WALL STORM DRAIN SLOPE SURFACE SLOPE GRADE BREAK INFILTRATION PIT W/ 4" PERF PVC LEGEND 100 S=0.01 1.0% 1S T a n d 2 N D F L O O R P L A N S AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-2 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 48" COOKTOP andHOOD FARM SINK 30"36" 2N D F L O O R DE C K A B O V E 10 ' - 4 12" 11'-6" 4' - 2 " 4' - 8 " 2'- 3 " 18'-1" 11 ' - 6 " 11 ' - 1 1 12" BIKES and KAYAKS GARAGE GARAGE PANTRY KITCHEN DINING ROOM ELEV. ENTRY UP HALLHALL +42 BENCH DEEPER CABINETS DEEPERCABINETS 30" REFER 36" STEAMEROVENS 4' - 8 " WC KITCHEN SS STACK W/D MUDROOM CA B I N E T S COATS NORTH ARROW -85.5 SF MASTER TUB WC WC WC WC DN UP SS W D MASTER BEDROOM HIS and HERS WIC BRIDGET'S WIC MASTER BATHROOM DECK HALLHALL BEDROOM #3 BEDROOM #4 BATH #4 BATH #3 12 BATH HOME OFFICE BATH #2 LINEN CABINET LAV NORTH ARROW 5'-0" WC LAV 30" FRZR COFFEE CENTER LONG ISLAND 23.6 SF 24" DYSON & BROOM LIVING ROOMPOWDER ELEV. SERVICE DECKWC PARTIAL RECESSEDGAS METER RECESSED ELECTRICMETER WATERFILTRATION EQUIPMENT CLOSET FIREPLACE with TV ABOVE 27 " 14 " 3'-4" CABS CABS CABS CABSCABS CABS SEAT SE A T SEAT DW RECYL DRWR MICRODRWR 1ST FLOOR PLAN 2ND FLOOR PLAN CABS CAB CA B S REFER 3'-6" 20'-8" FL O O R T O C L ' G CA B I N E T S 15'-0" 18" 3'- 1 " 3'- 1 " 5'-0" 3' - 1 14" 4'- 5 14" 3' - 1 " 3' - 1 " PROPOSED 1ST FLOOR ENCROACHING AREA 2.8 SF 5'-0" 3'- 1 14" 3'- 1 14" A A-6 A A-6 A A-6 A A-6 TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S SETBAC K SETBA C K 5'-3 " 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 15'-0" EXISTIN G L I N E of WAT E R L I N E 15'-0" EXISTIN G L I N E of WAT E R L I N E PROPOSED 18" 2ND FLOOR DECK ENCROACHMENT AREA of 15 S.F. 18" 15'-0" EXISTIN G L I N E of WAT E R L I N E PROPOSED ENCROACHMENT FOLDING DOORS FOLDINGDOORS 12 ' - 1 1 12" 5'-512"5'-0" HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 100.69 S.F HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 100.69 S.F 12 ' - 1 1 12" 5'-512"5'-0" HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 25.41 S.F 5'-1" 5' - 0 " HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 150.11 S.F 11'-012" 2'-6" 6'- 2 14" 5'-518" 1S T F L O O R O U T L I N E 1S T F L O O R O U T L I N E 2N D F L O O R O U T L I N E 2N D F L O O R O U T L I N E PROPOSED 1ST FLOORENCROACHING AREA 2.8 SF 18" 15'-0" EXISTIN G L I N E of WAT E R L I N E EXISTIN G L I N E of WAT E R L I N E 83'-478"11'-778" 22'-614" 28 ' - 5 12" 23 ' - 5 12" 5' - 0 " TO F O S TO F O S 83'-478" 19'-4"6'-2"40'-112"12'-138"5'-8" 77'-4"17'-83 4" 3'- 1 14" 3'- 0 14" 3'- 1 " TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S 77'-4" 6'-712" 2'-6"4'-112" 14'-012"25'-1112"30'-812" 16 " 3'- 1 14" TO F O S PROPERTY LINE 234.36' PROPERTY LINE 238.70' P R O P E R T Y L I N E 2 7 . 1 8 ' R A D I U S = 2 0 . 0 ' L = 1 2 . 8 7 ' DIM. TO WATER WAY 104.16' DIM. TO WATER WAY 108.50' PROPERTY LINE 234.36' PROPERTY LINE 238.70' P R O P E R T Y L I N E 2 7 . 1 8 ' R A D I U S = 2 0 . 0 ' L = 1 2 . 8 7 ' DIM. TO WATER WAY 104.16' DIM. TO WATER WAY 108.50' 3' - 1 14" 28 ' - 4 12" 3'- 1 " 3' - 1 " 28 ' - 4 12" 3'- 1 14" 28 ' - 4 12" 3' - 1 " ABBREVIATIONS TW ............................................... TOP of WALL FS ................................................ FINISHED SURFACE TOC ........................................... TOP of CURB WC ............................................ WATER CLOSET LAV .......................................... LAVATORY SS ............................................ SERVICE SINK W ............................................. WASHER D ................................................ DRYER FOS ......................................... FACE of STUD B A-6 B A-6 B A-6 B A-6 18" 13'-6" SQUARE FOOTAGE CALCULATIONS 1ST FLOOR .................................................................................................. 1,435.94 S.F. 2ND FLOOR ................................................................................................ 2,016.09 S.F. 3RD FLOOR 368.49 S.F. TOTAL LIVABLE ........................................................................................ 3,820.52 S.F. GARAGE 697.20 S.F. STRUCTURAL .............................................................................................. 4,517.72 S.F. MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F. 2nd FLOOR DECK ...................................................................................... 108.24 S.F. 3rd FLOOR DECK 803.00 S.F. TOTAL DECK AREA S............................................................................... 911.24 S.F. BEDROOM #2 LAV LAV 3r d F L O O R P L A N AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-3 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 15'-0" DN BATH #5 CLOSET ATTIC ACCESS FAMILY ROOM ATTIC AREA AND ROOM FOR MECHANICAL UNITS ATTIC AREA AND ROOM FOR MECHANICAL UNITS RIDGE LINE RIDGE LINE RIDGE LINE 11 ' - 9 " WINDOWSEAT WINDOWSEAT RI D G E L I N E RI D G E L I N E RI D G E L I N E 8'-0" 12'-312" 28 ' - 4 12" NORTH ARROW 16 " ELEV. WC LAV SE A T 3RD FLOOR PLAN 13 ' - 7 " 6'- 1 " 3'- 1 " 3' - 1 14" 3' - 1 14" 25'-3"18'-0"7'-6" 14 ' - 6 " 3'- 0 " 3'- 1 " 9'- 6 12" 4'- 5 14" TO F O S TO F O S TO F O S TO F O S TO F O S AC C O N D NO . 1 AC C O N D NO . 2 SL O P E 14" : F O O T 30" x 48" MECH WELL DOOR 1S T F L O O R O U T L I N E 2N D F L O O R O U T L I N E 2N D F L O O R O U T L I N E 1S T F L O O R O U T L I N E 2ND FLOOR OUTLINE 2N D F L O O R O U T L I N E B E L O W EXISTIN G L I N E of WAT E R L I N E 3RD FL O O R D E C K ENCRO A C H M E N T 18" PROPERTY LINE 234.36' PROPERTY LINE 238.70' P R O P E R T Y L I N E 2 7 . 1 8 ' R A D I U S = 2 0 . 0 ' L = 1 2 . 8 7 ' DIM. TO WATER WAY 104.16' DIM. TO WATER WAY 108.50' B A-6 B A-6 ABBREVIATIONS TW ............................................... TOP of WALL FS ................................................ FINISHED SURFACE TOC ........................................... TOP of CURB WC ............................................ WATER CLOSET LAV .......................................... LAVATORY SS ............................................ SERVICE SINK W ............................................. WASHER D ................................................ DRYER FOS ......................................... FACE of STUD 24 " FIREPLACE 14 ' - 6 " 2' - 0 " 5'- 1 " 3'- 1 " TO F O S A A-6 A A-6 ATTIC AREA NOT TO CONTAIN ANY AIRREGISTERS, ELECTRICAL OUTLETS or LIGHTINGOTHER THAN REQUIRED BY CODE. NOT TO CONTAIN ANY INSULATION, DRYWALL or SIMILARWALL FINISHING MATERIALS 36 " B B Q REF. 30"4'-0"7'-0" 3" 7'- 0 " 18'-0" 96" x 42" TABLE 3'- 6 " 4'-0" 5'-0" 7'- 2 " 3'- 0 " 15 " SQUARE FOOTAGE CALCULATIONS 1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F. 3RD FLOOR 368.49 S.F. TOTAL LIVABLE ........................................................................................ 3,820.52 S.F. GARAGE 697.20 S.F. STRUCTURAL .............................................................................................. 4,517.72 S.F. MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F. 2nd FLOOR DECK ...................................................................................... 108.24 S.F. 3rd FLOOR DECK 803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F. RI G H T S I D E a n d S T R E E T F R O N T E L E V A T I O N S AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-4 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 8'- 6 " 7'- 6 " 8'- 1 " 7'- 0 " 8'- 6 " 8'- 1 " 7'- 0 " 7'- 6 " TOP PLATE 2ND FS 2ND FS TOP PLATE TOP PLATE WINDOWHGTS WINDOW HGTS WINDOWHGTS WINDOW HGTS TOP of CURB 1ST FLOOR FF HORIZONTAL SIDING HORIZONTAL SIDING STONE VENEER WAINSCOTSTONE VENEER WAINSCOT DUTCH ENTRY DOOR with SIDELITE WINDOW RIGHT SIDE ELEVATION HEIGHT CERTIFICATION REQUIRED ESTABLISHED GRADE ELEVATION IS 11.96 S I D I N G N O T E ALL HORIZONTAL SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH "HARDIEPLANK SIDING" over " TYVEK " MEMBRANE PER C.B.C. SIDING SHALL BE RECEIVE A PAINTED FINISH. EXPOSURE TO WEATHER IS 10 INCHES. F I R E A S S E M B L Y N O T E S1. EXTERIOR WALLS AT EACH SIDE of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 D O O R and W I N D O W N O T E S $//'225DQG:,1'2:)5$0(66+$//5(&(,9($¨:,'(675,3RI§%7¨0(0%5$1(:+,&+,63/$&('RYHU7+(:,1'2:DQG'225)5$0( FLANGES ON ALL SIDES. A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTION S T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION for THIS PROJECT. $//678&&26+$//%($33/,('RYHU/$<(562)*5$'(§'¨3$3(5 RU§7<9(.¨0(0%5$1(RYHU$//:22'%$6('6+($7+,1*3(5&%& 2510.6 per C.R.C. R703.6.3, C.B.C. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH TEXTURE with RADIUSSED CORNERS. WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH or 2 INCHES ABOVE PAVED AREAS C.R.C. R703.6.2.1 F L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED T R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO THE SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1-HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. B O A R D and B A T T E N S I D I N G N O T E ALL BOARD and BATTEN SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH 3 4" x 212" VERTICAL BATTENS AT 16" O.C. over 3 8" EXTERIOR GRADE PLYWOOD over " TYVEK " MEMBRANE PER C.B.C. BOARD and BATTEN SIDING SHALL RECEIVE A PAINTED FINISH. 29'-0" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 40.96 24'-0" HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 35.96 ESTABLISHED GRADE ELEVATION of 11.96 29 ' - 0 " 24 ' - 0 " TYPICAL SLOPING ROOF MATERIAL TYPICAL BOARD and BATTEN SIDING TYPICAL STANDING SEAM ROOF MATERIAL MECHANICAL WELL for AC CONDENSERS FLAT ROOF SLOPING over ELEVATOR SHAFT AT 14" PER FOOT LAMINATED GLASS GUARD RAIL TYPICAL BOARD and BATTEN SIDING TG TG TG TG TG TG TG TG TG TGTGTGTG FINISHED SURFACE FINISHED SURFACE FINISHEDSURFACE TG TG 8' - 6 " 8'- 1 " 8' - 6 " 8'- 1 " 7' - 0 " 7' - 0 " TOP PLATE TOP PLATE TOP PLATETOP PLATE 2ND FS WINDOW HGTS WINDOW HGTS TOP of CURB TOP of CURB 3'-1"3'-114" 7'- 6 " A B O V E GA R A G E F S GARAGE DOOR HGT HORIZONTALSIDING SECTIONAL GARAGEDOORS STONE VENEER WAINSCOT 2ND FS TO FOS TO FOS SIDEPROPERTY LINE SIDEPROPERTY LINE 6'- 1 " STREET FRONT ELEVATION 43 29'-0" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 40.96 24'-0" HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 35.96 ESTABLISHED GRADE ELEVATION of 11.96 TYPICAL SLOPING ROOF MATERIAL TYPICAL BOARD and BATTEN SIDING HORIZONTAL SIDING TYPICAL STANDINGSEAM ROOF MATERIAL TYPICAL STANDING SEAM ROOF MATERIAL 3RD FS TYPICAL BOARD and BATTENSIDING 24 ' - 0 " TOP PLATE TG TGTGTGTG TG TG TG FINISHED SURFACE MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION 29 ' - 0 " V E N E E R N O T E ALL STONE VENEER SHALL BE A "MORIAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILS ELEVATION ABBREVIATIONS F.S. ...................................... FLOOR SHEATHING F.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATION FOS ................................... FACE of STUD HGT. ................................... HEIGHT T.C. ..................................... TOP of CURB F.L. ...................................... FLOW LINE EXT'G ................................ EXISTING MLLW................................ MEAN LOW LOW WATER 238" 238" 238" TG TG TG TG " EGRESS WINDOW " " EGRESS WINDOW " 36 " 40 " " EGRESS WINDOW " 36 " FXD FXD FXD FXD FXD FXD FXD 4'-0" 4'-0" 10 5 8" 858" 1'- 3 38" 314" 314" 5'- 1 1 5 8" TOP PLATE 7'- 4 " OPEN AREA LE F T S I D E a n d B A Y F R O N T E L E V A T I O N S AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-5 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 8' - 6 " 8'- 1 " 8'- 1 " 8' - 6 " 7'- 6 " 7' - 0 " 3'- 5 " 7' - 0 " TOP PLATE DOOR and WINDOW HGTS TOP PLATE DOOR and WINDOW HGTS TOP PLATE TOP PLATE DOOR HGT 2ND FS 1ST FF 1ST FF 2ND FS TOP of GUARD TO FOSTO FOS 3'-1"3'-114" SIDEPROPERTY LINE SIDEPROPERTY LINE 7'- 6 " 8'- 6 " TOP PLATE TOP PLATE TOP of GUARD 42 " 7'- 3 " 8'- 1 " 2ND FS2ND FS 7'- 0 " 42 " TOP PLATE WINDOWHGTS 3RD FS 1ST FF 12.55 6'- 6 38" TOP of GUARD TOP PLATE WINDOW HGTS 8'- 1 " WINDOWHGTS TOP of CURB 8'- 6 " TOP PLATE 7'- 0 " TOP of RECESSDOOR and WINDOW HGTS 7'- 6 " FRONT PROPERTYCORNER BAY FRONT ELEVATION LEFT SIDE ELEVATION HEIGHT CERTIFICATION REQUIRED ESTABLISHED GRADE ELEVATION IS 11.96 29'-0" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 40.96 24'-0" HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 35.96 ESTABLISHED GRADE ELEVATION of 11.96 29'-0" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 40.96 24'-0" HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 35.96 ESTABLISHED GRADE ELEVATION of 11.96 TYPICAL SLOPING ROOF MATERIAL TYPICAL SLOPING ROOF MATERIAL TYPICAL STUCCO TYPICAL STUCCO TYPICAL STUCCO TYPICAL STUCCO TYPICAL BOARD and BATTEN SIDING TYPICAL BOARD and BATTEN SIDING LAMINATED GLASSGUARD RAIL STANDING SEAM ROOF BEYOND over 3RD FLOOR TYPICAL STONE WAINSCOT STONE VENEER WAINSCOT HORIZONTAL SIDING TYPICAL STANDING SEAM ROOF MATERIAL TYPICAL STANDING SEAM ROOF MATERIAL HORIZONTALSIDING RECESSED 400amp ELECTRIC METER LAMINATED GLASS GUARD RAIL LAMINATEDGLASS GUARD RAIL HORIZONTALSIDING 3RD FS 2ND FS 1ST FS TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG TG FINISHED SURFACE FINISHED SURFACE FINISHED SURFACE FINISHED SURFACE TG TG TG TG TG TG TGTGTGTGTG TG TG TG TG MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-95 8" ABOVEESTABLISHED GRADE ELEVATION MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-95 8" ABOVEESTABLISHED GRADE ELEVATION 24 ' - 0 " 29 ' - 0 " 24 ' - 0 " 29 ' - 0 " S I D I N G N O T E ALL HORIZONTAL SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH "HARDIEPLANK SIDING" over " TYVEK " MEMBRANE PER C.B.C. SIDING SHALL BE RECEIVE A PAINTED FINISH. EXPOSURE TO WEATHER IS 10 INCHES. F I R E A S S E M B L Y N O T E S 1. EXTERIOR WALLS AT EACH SIDE of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. 2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2) 3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3 D O O R and W I N D O W N O T E S $//'225DQG:,1'2:)5$0(66+$//5(&(,9($¨:,'(675,3RI §%7¨0(0%5$1(:+,&+,63/$&('RYHU7+(:,1'2:DQG'225)5$0( FLANGES ON ALL SIDES. A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTION S T U C C O N O T E CONTRACTOR SHALL UTILIZE AN ACRYLIC STUCCO APPLICATION for THIS PROJECT. $//678&&26+$//%($33/,('RYHU/$<(562)*5$'(§'¨3$3(5 RU§7<9(.¨0(0%5$1(RYHU$//:22'%$6('6+($7+,1*3(5&%& 2510.6 per C.R.C. R703.6.3, C.B.C. 2510.6 ALL STUCCO SHALL RECEIVE A SMOOTH TEXTURE with RADIUSSED CORNERS. WEEP SCREED for STUCCO AT THE FOUNDATION LINE SHALL BE A MINIMUM of 4 INCHES ABOVE THE EARTH or 2 INCHES ABOVE PAVED AREAS C.R.C. R703.6.2.1 F L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED T R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO THE SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1-HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS. B O A R D and B A T T E N S I D I N G N O T E ALL BOARD and BATTEN SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH 34" x 212" VERTICAL BATTENS AT 16" O.C. over 38" EXTERIOR GRADE PLYWOOD over " TYVEK " MEMBRANE PER C.B.C. BOARD and BATTEN SIDING SHALL RECEIVE A PAINTED FINISH. V E N E E R N O T E ALL STONE VENEER SHALL BE A "MORIAH" SUNSET LEDGE STONE APPLIED PER PER ARCHITECTURAL DETAILS ELEVATION ABBREVIATIONS F.S. ...................................... FLOOR SHEATHING F.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATION FOS ................................... FACE of STUD HGT. ................................... HEIGHT T.C. ..................................... TOP of CURB F.L. ...................................... FLOW LINE EXT'G ................................ EXISTING MLLW................................ MEAN LOW LOW WATER 238" 238" 238" " EGRESSWINDOW " 3'- 0 " FXD OPEN AREA SE C T I O N S A a n d B AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-6 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 ROOF SHEATHING 2 x 8 RAFTERJOISTS TYP. FLOOR SHEATHING TYP. 14" TJI FLOORJOISTS 24'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADE ELEVATION of 35.96 RIDGE BEAM LIVING ROOM SECTION A 8' - 6 " 8'- 1 " 7' - 0 " 3'- 5 " 7' - 6 " 8' - 6 " 8'- 1 " 7' - 0 " 29 ' - 0 " TOP PLATE TOP PLATE TOP PLATE TOP PLATE 1ST FS 12.55 2ND FS 2ND FS TOP ofGUARD DOOR HGT DOOR HGT WINDOW HGT TOP of CURB 12.55 GARAGE DOOR HGT ABV FS 7'- 6 " 29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHED GRADE ELEVATION of 40.96 ESTABLISHED GRADE ELEVATION of 11.96 29'-0" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 40.96 24'-0" HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 35.96 ESTABLISHED GRADE ELEVATION of 11.96 MASTER BEDROOMBEDROOM #3 GARAGE PATIO DECK OPEN DECK OPENCOVERED DECK FAMILY ROOMBATH #6 ATTIC AREA NOT TO CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS or LIGHTING OTHER THAN REQUIRED BY CODE. NOT TO CONTAIN ANY INSULATION, DRYWALL or SIMILAR WALL FINISHING MATERIALS ATTIC SPACE WINDOW HGT SECTION B 29'-0" FINISHED ROOF HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 40.96 24'-0" HEIGHT LIMIT ABOVE ESTABLISHED GRADE ELEVATION of 35.96 ESTABLISHED GRADE ELEVATION of 11.96 8'- 6 " 8'- 1 " 7' - 0 " 8'- 6 " 8'- 1 " 7' - 0 " 7' - 6 " 5'- 1 1 5 8" 3'- 6 " TOP PLATE AT STAIRS TOP PLATE TOP PLATE 1ST FS 12.55 1ST FS 12.55 2ND FS WINDOW HGT TOP PLATE TOP PLATE 2ND FS WINDOW HGT TOP of GUARD 3RD FS 3'-1"28'-412"3'-114" LIVING ROOMDINING ROOM MASTER BEDROOM WC OPEN DECK OPEN COVERED DECK 238" 6' - 8 12" MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-95 8" ABOVEESTABLISHED GRADE ELEVATION SIDE PROPERTYLINE SIDE PROPERTYLINE STREET FRONT PROPERTYCORNER 238" 238" 238" MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION MAXIMUM TOP of RIDGE SHEATHING BEFORE APPLICATION of ROOF MATERIAL IS 40.76 ELEVATION or 28'-958" ABOVEESTABLISHED GRADE ELEVATION 24 ' - 0 " 29 ' - 0 " 24 ' - 0 " 24 ' - 0 " 29 ' - 0 " 2 x 6 STUDS with R-19BATTEN INSUL. 2 x 8 STUDS with R-19BATTEN INSUL. TYPICAL SLABFOUNDATION SYSTEM TYP. WINDOW TYP.WINDOWTYP.WINDOW TYP.WINDOW TYP. DOOR TYP. DOOR TYPICAL SLAB FOUNDATION SYSTEM TYPICAL SLAB FOUNDATION SYSTEM 123 123 312312 TYPICAL CONCRETEDRIVEWAY TYP. DECKSHEATHING TYP. DECK JOISTS TYP. DECKSHEATHING TYP. DECK JOISTS 3RD FF 3RD FF TYP. FLOOR SHEATHING TYP. 14" TJI FLOOR JOISTS TYP. FLOOR SHEATHING TYP. 14" TJI FLOOR JOISTS TYP. FLOOR SHEATHING TYP. 14" TJIFLOOR JOISTS TYPICAL FOOTING TYPICAL FOOTING R-30 BATTENINSULATION R-30 BATTEN INSULATION NEWCMU WALL TYPICAL FOOTING 2 x 8 STUD WALL with R-22 INSULATION SECTIONAL GARAGE DOOR 1 LAYER of 5 8" TYPE "X"GYP BOARD ALL WALLS and CEILING of GARAGE TYP. DOOR TYP. DOOR STEEL BEAM PER FRM'G TYP. DOOR NEW CMU WALL HALL #1 HALL #2 HALL #2 EXT'G WALK 7.50fs EXT'G GRADE NEWPORT BAY NEW TOP of BULKHEADAT 10.6 MLLW EXISTING S A N D NEW TOP of WALL 12.70 NEW PLANTER GRADE AT 11.80 NEW PLANTER GRADE AT 10.30 MAX. +42 ABOVE EXISTING GRADEHGT LIMIT EXISTING FOOTINGBELOW EXISTING WALL AND WALK NEW WALLPER SW-2 SHEET EXISTING WALL withNEW REINFORCEMENT PER SW-2 SHEET AC CONDENSER LOCATION IN MECH WELL. HVAC CONTRACTOR TO PROVIDE SEPARATE PERMIT FOR AC CONDENSER with SOUND CALCULATIONS AS A DEFERREDSUBMITTAL HEIGHT CERTIFICATION REQUIRED ESTABLISHED GRADE ELEVATION IS 11.96 RO O F P L A N AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 A-7 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3: 1 2 3:12 3:12 RIDGE 3:12 3:12 RIDGE RIDGE RIDGE RID G E RI D G E RI D G E RI D G E RID G E VAL L E Y VA L L E Y VA L L E Y VAL L E Y V A L L E Y VALLEYVALLEY V A L L E Y 7:12 7:12 7:12 7:12 RIDGE RIDGE RIDGE RIDGE 7:12 7:12 7: 1 2 3:12 3:12 3:12 3:12 NORTH ARROW ROOF PLAN 1'-0" 1'- 0 " 1'-0" 1'- 0 " 1'-0" 1'- 0 " 12" 1'- 0 " 1'-0" 1'-0" 1'- 0 " 3'- 1 " 1'- 0 " 6'- 1 " 3'- 1 " 1'- 0 " 3'- 1 " 12" 12" 1'- 0 " 1'- 0 " 1'-0" 1'- 0 " 1'-0" 1' - 0 " 1'-0" 12" 1'- 0 " 1'-0" 1'-0" 1'- 0 " 3' - 1 14" 4'- 5 14" 3' - 1 14" 3' - 1 14" 5'-0" 3'- 0 " 3'- 0 " 5'-0 " 3'- 0 " 15'-0" PROPERTY LINE 234.36' PROPERTY LINE 238.70' P R O P E R T Y L I N E 2 7 . 1 8 ' R A D I U S = 2 0 . 0 ' L = 1 2 . 8 7 ' DIM. TO WATER WAY 104.16' DIM. TO WATER WAY 108.50' DIM. TO PROPERTY CORNER 130.00' DIM. TO PROPERTY CORNER 130.20' EXISTIN G L I N E of WAT E R L I N E 15'-0" E X I S T I N G LINE of W A T E R L I N E SETBA C K 3RD FLOOR OUTLINE 3R D F L O O R O U T L I N E 3RD FLOOR OUTLINE ATTIC OUTLINE ATTIC OUTLINE AT T I C O U T L I N E 3R D F L O O R O U T L I N E AT T I C O U T L I N E 2ND FLOOR OUTLINE2ND FLOOR OUTLINE 2N D F L O O R O U T L I N E 1S T F L O O R O U T L I N E 1S T F L O O R O U T L I N E 2ND FLOOR OUTLINE 2N D F L O O R O U T L I N E A A-6 A A-6 B A-6 B A-6 TYPICAL SLOPING ROOF MATERIAL TYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIAL TYPICAL SLOPINGROOF MATERIAL TYPICAL SLOPING ROOF MATERIAL5'- 6 12" 5'-3" TYPICAL DECKDRAIN with OVERFLOW TOP of RIDGE SHT'G AT 28.75' ABOVE ESTABLISHED GRADE ELEVATION = 40.71 AC C O N D NO . 1 AC C O N D NO . 2 18"ENCRO A C H M E N T ONE of TWO 3RD FLOOR ATTIC VENTS 1 2 16" WIDE x 8" HIGHATTIC VENT TYPICAL 3RD FLOOR DECK GUARDRAIL TYPICAL 3RDFLOOR DECK GUARDRAIL TYPICAL 3RD FLOOR DECK GUARDRAIL 16" WIDE x 8" HIGH ATTIC VENTS 3RD FLOOR COVERED DECK OUTLINE 3RD FLOOR COVERED DECK OUTLINE 3RD FLOORCOVERED DECK OUTLINE SE T B A C K SE T B A C K SE T B A C K 3'- 0 " TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S SETBA C K SET B A C K 5'-1" TO FOS SLOPE 14" : FOOT SL O P E 14" : F O O T SL O P E 14" PE R F O O T SL O P E 14" PE R F O O T SL O P E 14" PE R F O O T PITCH BREAK NORTH ARROW 5' - 1 " TO F O S 30 SF MAX. ACTUAL TOP of WOOD CAP RAIL IS IS 23'-8 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.66 MAXIMUM ALLOWED HEIGHT IS 24'-0" ABOVE THE ESTABLISHED GRADE of 11.96 or 35.96 ELEVATION ACTUAL TOP of WOOD CAP RAIL IS IS 23'-2 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.16 MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of 11.96 or 35.96 ELEVATION TOP of RIDGE SHT'G AT 28.80' ABOVE ESTABLISHED GRADE ELEVATION = 40.76 TOP of RIDGE SHT'GAT 28.80' ABOVE ESTABLISHED GRADE ELEVATION = 40.76 TOP of RIDGE SHT'G AT 28.80' ABOVEESTABLISHED GRADE ELEVATION = 40.76 TOP of RIDGE SHT'G AT 28.80' ABOVE ESTABLISHED GRADEELEVATION = 40.76 ACTUAL TOP of WOOD CAP RAIL IS IS 23'-2 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.16 MAXIMUM ALLOWED HEIGHT IS 24'-0" ABOVE THE ESTABLISHED GRADE of11.96 or 35.96 ELEVATION ACTUAL TOP of WOOD CAP RAIL IS IS 23'-2 12" ABOVE THE ESTABLISHEDGRADE ELEVATION of 11.96 = 35.16 MAXIMUM ALLOWED HEIGHT IS 24'-0" ABOVE THE ESTABLISHED GRADE of 11.96 or 35.96 ELEVATION GM R E S I D E N C E RE S I D E N C E RE S I D E N C E 1 ( 16 3 . 9 7 ' 37 . 5 0 ' 28 . 1 0 ' 1 ( 1 : 1 : 1 : 1 : 1 ( 5 $ ' ' R = 2 0 . 0 0 ' L= 1 2 . 8 7 ' NALDESNECIL R O Y E V RUSD L I F O R NIAS T A T E OF CA RON MIEDEMA No. 4653 EXP. 9/30/21 RdM SURVEYING INC. RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@COX.NET ADDRESS OF PROJECT:COUNTY OF ORANGE BENCH MARK:LEGAL DESCRIPTION:OWNER:TOPOGRAPHIC SURVEY JOB: (74-72) DATE: 11/5/2019 DESCRIPTION LEGEND X X (123.45) ( ) P.P. WM F.F. G.F. CONC. F.S. M.H. P A.C. T.G. DECK BRICK WALL FENCE MEAS. ELEVATIONS REC. BRG. & DIST. BUILDING PROPERTY LINE POWER POLE WATER METER FINISH FLOOR GARAGE FLOOR CONCRETE FINISH SURFACE MAN-HOLE PLANTER ASPHALT TOP-GRATE NATURAL GRADEN.G. BENCH MARK 43 BALBOA COVES NEWPORT BEACH 1 : 7,(72 3 . 1 $ , / 1 : 7 , ( PK NAIL PK NAIL 34.57 1 ( NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. SCALE 1"=8' 0'8'16' 1 : 7 , ( 11 . 5 8 11 . 4 5 11.05FL 12 . 2 2 T W WM 12 . 4 3 T W 12 . 0 5 F S 12 . 5 1 T W 11.04FL 11.43 10.97FL 11.46 11 . 5 0 L& T L S 4 6 5 3 10.88FL 10.81FL 11. 6 6 F S 12.43TW 12.0NG 11 . 6 2 F S 12 . 5 4 T W 11 . 8 1 F S 12.14FS 12.07GF 16.11TW 12.10FS 17.99TW 12.17FS 17 . 9 3 T W 12.85 12.22 12 . 1 6 F S 11.97TW 13.18TW 9.1NG 9.2 8 T W 13.1 3 T W 9.2 8 T W 7.50 9. 3 4 T W 9.3 9 T W 8.07 9. 3 4 T W 9. 5 4 T W 9.2 2 8.67 9. 4 6 T W 9.8 2 11 . 3 7 10 . 4 6 T W 11.87TW 11 . 6 0 T W 13.79TW 12.68 11.78TW 11.74TW 13 . 8 4 T W 11 . 6 N G 12 . 1 5 F S 1 2 . 6 8 T W 10.00TW 10.01TW 12.6 5 T W 10 . 0 3 T W 9.26 T W 10 . 0 3 T W 9.3 2 T W 7.4 0 L& T L S 4 6 5 3 9.32 T W 9.1NG 12.95FF 12.12FS 38.89 T.O.R. BA L B O A C O V E S GU T T E R GU T T E R GU T T E R GU T T E R AC 20.00 20.00 4.8 3.4 4.0 2.9 3.0 CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN OCEAN CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. LOT 43 TRACT NO. 1011 NB2 7 77, ELEVATION = 8.56 NAVD 88 DATUMMARK BOGH TO P O G R A P H I C S U R V E Y AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 T-1 1 8" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 12 . 0 5 F S ESTABLISHED GRADE CALCULATIONS POINT #1 ........................................... 12.00 NG POINT #2 .......................................... 12.05 FS POINT #3 .......................................... 12.07 FS POINT #4 11.74 FS SUB-TOTAL .................................... 47.86 DIVIDED BY 4 = 11.96 ESTABLISHED GRADE ELEVATION 12.07 F S 11.74T W 12.0 N G POI N T 1 PO I N T 2 POINT 3 POINT 4 5'-0" 36 " 36" 5'-0" 15'-0"LINE of WAT E R W A Y SBK SBK SETBACK SETBACK 1S T a n d 2 N D F L O O R P L A N S SQ U A R E F O O T A G E C A L C U L A T I O N S AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 SF1 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 2N D F L O O R DE C K A B O V E 10 ' - 4 12" 11'-6" 4' - 2 " 4' - 8 " 2'- 3 " 18'-1" 11 ' - 6 " 11 ' - 1 1 12" BIKES and KAYAKS GARAGE GARAGE PANTRY KITCHEN DINING ROOM ELEV. ENTRY UP HALLHALL 4' - 8 " KITCHEN MUDROOM NORTH ARROW DN UP MASTER BEDROOM HIS and HERS WIC BRIDGET'S WIC MASTER BATHROOM DECK HALLHALL BEDROOM #2 BEDROOM #3 BATH #3 BATH #2 12 BATH HOME OFFICE GRAND KIDS PLAYROOM BATH #5 LINEN CABINET NORTH ARROW 5'-0" LIVING ROOM POWDER ELEV. SERVICE DECKWC PARTIAL RECESSEDGAS METER RECESSED ELECTRICMETER 27 " 14 " 3'-4" 1ST FLOOR PLAN 2ND FLOOR PLAN 3'-6" 15'-0" 18" 3'- 1 " 3'- 1 " 5'-0" 3' - 1 14" 4'- 5 14" 3' - 1 " 3' - 1 " PROPOSED 1ST FLOOR ENCROACHING AREA 2.8 SF 5'-0" 3'- 1 14" 3'- 1 14" A A-6 A A-6 A A-6 A A-6 TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S SETBAC K SETBA C K 5'-3 " 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 3'- 0 " SE T B A C K 15'-0" EXISTIN G L I N E of WAT E R L I N E 15'-0" EXISTIN G L I N E of WAT E R L I N E 18" 13'-6 1 8" PROPOSED 18" 2ND FLOOR DECK ENCROACHMENT AREA of 15 S.F. 18" 15'-0" EXISTIN G L I N E of WAT E R L I N E PROPOSED ENCROACHMENT 12 ' - 1 1 12" 5'-512"5'-0" HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 100.69 S.F HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 100.69 S.F 12 ' - 1 1 12" 5'-512"5'-0" HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 25.41 S.F 5'-1" 5' - 0 " HATCHING INDICATES AREA of OPEN VOLUME EQUAL TO 150.11 S.F 2'-6" 6'- 2 14" 5'-518" 1S T F L O O R O U T L I N E 1S T F L O O R O U T L I N E 2N D F L O O R O U T L I N E 2N D F L O O R O U T L I N E PROPOSED 1ST FLOOR ENCROACHING AREA2.8 SF 18" 15'-0" EXISTIN G L I N E of WAT E R L I N E EXISTIN G L I N E of WAT E R L I N E 83'-478"11'-778" 22'-614" 28 ' - 5 12" 23 ' - 5 12" 5' - 0 " TO F O S TO F O S 83'-478" 19'-4"6'-2"40'-112"12'-138"5'-8" 77'-4"17'-83 4" 3'- 1 14" 3'- 0 14" 3'- 1 " TO F O S TO F O S TO F O S TO F O S TO F O S TO F O S 77'-4" 6'-712" 2'-6"4'-112" 14'-012"25'-1112"30'-812" 16 " 3'- 1 14" TO F O S PROPERTY LINE 234.36' PROPERTY LINE 238.70' P R O P E R T Y L I N E 2 7 . 1 8 ' R A D I U S = 2 0 . 0 ' L = 1 2 . 8 7 ' DIM. TO WATER WAY 104.16' DIM. TO WATER WAY 108.50' PROPERTY LINE 234.36' PROPERTY LINE 238.70' P R O P E R T Y L I N E 2 7 . 1 8 ' R A D I U S = 2 0 . 0 ' L = 1 2 . 8 7 ' DIM. TO WATER WAY 104.16' DIM. TO WATER WAY 108.50' 3' - 1 14" 28 ' - 4 12" 3'- 1 " 3' - 1 " 28 ' - 4 12" 3'- 1 14" STAIRS OUT 4' x 3'-8" = -14.66 S.F. 4'-0"4'-0" 3'- 8 " 3'- 8 " 4'- 0 " STAIRS OUT 14'-0 12" x 4'-0= - 56.16 S.F. STAIRS OUT 4' x 3'-8" = -14.66 S.F. 5'-512"4' - 9 12" ELEVATOR SHAFT 5'-5 12" x 4'-9 12"= - 26.15 S.F. FOOTAGE OUT 14'-0 12" x 1'-4" = -18.72 S.F. 13 ' - 0 " 2'-6" x 13"-0" = +32.5 S.F. 2'- 3 12" FOOTAGE OUT 4'-1 12" x 2'-3 12" = - 9.45 S.F. 74'-10" 74'-10" x 28'-412" = 2,123.39 S.F.LESS STAIRS ....... - 85.48 S.F. LESS ELEVATOR.... - 26.15 S.F. LESS EXTR STAIRS - 18.72 S.F.PLUS BEDRM #2 .... + 32.50 S.F. LESS CORNER - 9.45 S.F2ND FLOOR ........... 2,016.09 S.F. 3' - 1 " 28 ' - 4 12"2ND FLOOR 2,016.09 S.F. 19'-4" x 28'-4 12" = 548.58 S.F. 21'-1 12" x 27'-0 12" = 571.25 S.F.LESS EXTR - 9.25 S.F. 562.00 S.F.21'-112" 1'- 4 " 27 ' - 0 12" 19'-912" 7'- 8 12" 7'-512" 2' - 0 " 7'-212" 14'-8" 5'-112" 5'-112" 6'- 4 12" 5'-412" 3'- 7 " 17'-57 8" 14.91 S.F.2' - 0 " 14.41 S.F. 19'-9 12" x 7'-8 12" = 152.56 S.F. 32.67 S.F. 19.26 S.F. 17'-5 78" x 11'-11 12" = 209.14 S.F. 22'-6 14" x 11'-6" = 258.98 S.F. 17 ' - 4 " 14'-8" x 17'-4" = 254.22 S.F. 3'-9" 2'- 7 " 3'-9" x 2'-7" = 9.68 S.F. 12 ' - 1 1 12" 5'-1 12" x 12'-11 12" = 66.41 S.F.LESS MECH = - 9.68 S.F. 56.73 S.F. GARAGE and CLOSETS SPACES 697.20 S.F. 1ST FLOOR 1,435.94 S.F. 1' - 6 " 6'-2" x 1'-6" = - 9.25 S.F. CLOSET CLOSET ABBREVIATIONS TW ............................................... TOP of WALL FS ................................................ FINISHED SURFACE TOC ........................................... TOP of CURB WC ............................................ WATER CLOSET LAV .......................................... LAVATORY SS ............................................ SERVICE SINK W ............................................. WASHER D ................................................ DRYER FOS ......................................... FACE of STUD B A-6 B A-6 B A-6 B A-6 SQUARE FOOTAGE CALCULATIONS 1ST FLOOR .................................................................................................. 1,435.94 S.F.2ND FLOOR ................................................................................................ 2,016.09 S.F. 3RD FLOOR 368.49 S.F.TOTAL LIVABLE ........................................................................................ 3,820.52 S.F. GARAGE 697.20 S.F. STRUCTURAL .............................................................................................. 4,517.72 S.F. MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F. 2nd FLOOR DECK ...................................................................................... 108.24 S.F. 3rd FLOOR DECK 803.00 S.F.TOTAL DECK AREA S............................................................................... 911.24 S.F. 3r d F L O O R P L A N SQ U A R E F O O T A G E C A L C U L A T I O N S AR C H I T E C T Jo h n T . M o r g a n J r . 18 6 8 2 B e a c h m o n t A v e n u e No r t h T u s t i n , C A 9 2 7 0 5 ph ( 7 1 4 ) 7 3 0 - 2 7 2 3 f a x ( 7 1 4 ) 7 3 0 - 2 7 2 4 SF2 1 4" = 1'-0" BO G H R E S I D E N C E 4 3 B a l b o a C o v e s Ne w p o r t B e a c h , C A 9 2 6 6 3 15'-0" DN BATH #6 CLOSET ATTIC ACCESS FAMILY ROOM 14 ' - 6 " 8'-0" 11 ' - 5 34" 12'-312" 28 ' - 4 12" NORTH ARROW 10 ' - 0 " 16 " 18'-0" ELEV. WC LAV SE A T 3RD FLOOR PLAN 13 ' - 7 " 6'- 1 " 3'- 1 " 3' - 1 14" 3' - 1 14" 25'-3"18'-0"7'-6" 14 ' - 6 " 3'- 0 " 3'- 1 " 9'- 6 12" 4'- 5 14" TO F O S TO F O S TO F O S TO F O S TO F O S AC C O N D NO . 1 AC C O N D NO . 2 SL O P E 14" : F O O T 30" x 48" MECH WELL DOOR 1S T F L O O R O U T L I N E 2N D F L O O R O U T L I N E 2N D F L O O R O U T L I N E 1S T F L O O R O U T L I N E 2ND FLOOR OUTLINE 2N D F L O O R O U T L I N E EXISTIN G L I N E of WAT E R L I N E 3RD FL O O R D E C K ENCRO A C H M E N T 18" PROPERTY LINE 234.36' PROPERTY LINE 238.70' P R O P E R T Y L I N E 2 7 . 1 8 ' R A D I U S = 2 0 . 0 ' L = 1 2 . 8 7 ' DIM. TO WATER WAY 104.16' DIM. TO WATER WAY 108.50' 4'-9" 6" 25'-3" x 14'-6" = 366.12 S.F. 4'-9" x 6" = 2.37 S.F. 3RD FLOOR 368.49 S.F. ABBREVIATIONS TW ............................................... TOP of WALL FS ................................................ FINISHED SURFACE TOC ........................................... TOP of CURB WC ............................................ WATER CLOSET LAV .......................................... LAVATORY SS ............................................ SERVICE SINK W ............................................. WASHER D ................................................ DRYER FOS ......................................... FACE of STUD 2' - 0 " 5'- 1 " 3'- 1 " TO F O S 3'- 0 " B A-6 B A-6 36 " B B Q REF. SQUARE FOOTAGE CALCULATIONS 1ST FLOOR .................................................................................................. 1,435.94 S.F. 2ND FLOOR ................................................................................................ 2,016.09 S.F. 3RD FLOOR 368.49 S.F. TOTAL LIVABLE ........................................................................................ 3,820.52 S.F. GARAGE 697.20 S.F. STRUCTURAL .............................................................................................. 4,517.72 S.F. MAXIMUM ALLOWED SQUARE FOOTAGE IS ............................. 4,934.08 S.F. 2nd FLOOR DECK ...................................................................................... 108.24 S.F.3rd FLOOR DECK 803.00 S.F. TOTAL DECK AREA S............................................................................... 911.24 S.F. PM A C o n s u l t i n g , I n c . Co n s u l t i n g S t r u c t u r a l E n g i n e e r s 28 1 6 1 C a s i t a s C t . , L a g u n a N i g u e l , C A 9 2 6 7 7 Ph o n e : ( 7 1 4 ) 7 1 7 - 7 5 4 2 E- M a i l : P . P e t r o v @ P M A - B G . c o m RE I N F O R C E & R A I S E T H E E X I S T I N G S E A W A L L LO C A T E D A T : 43 B A L B O A C O V E S NE W P O R T B E A C H , C A 9 2 6 6 3 MA R K B O G H 43 B A L B O A C O V E S NE W P O R T B E A C H , C A 9 2 6 6 3 SW-0 PM A C o n s u l t i n g , I n c . Co n s u l t i n g S t r u c t u r a l E n g i n e e r s 28 1 6 1 C a s i t a s C t . , L a g u n a N i g u e l , C A 9 2 6 7 7 Ph o n e : ( 7 1 4 ) 7 1 7 - 7 5 4 2 E- M a i l : P . P e t r o v @ P M A - B G . c o m RE I N F O R C E & R A I S E T H E E X I S T I N G S E A W A L L LO C A T E D A T : 43 B A L B O A C O V E S NE W P O R T B E A C H , C A 9 2 6 6 3 MA R K B O G H 43 B A L B O A C O V E S NE W P O R T B E A C H , C A 9 2 6 6 3 SW-1 SINGLE LAYER REINFORCING: DOUBLE LAYER REINFORCING: MAXIMUM OFFSET BEND PRINCIPAL REINFORCINGTIE OR STIRRUP 180° HOOK 90° HOOK 90° HOOK 135° HOOK 180° HOOK PM A C o n s u l t i n g , I n c . Co n s u l t i n g S t r u c t u r a l E n g i n e e r s 28 1 6 1 C a s i t a s C t . , L a g u n a N i g u e l , C A 9 2 6 7 7 Ph o n e : ( 7 1 4 ) 7 1 7 - 7 5 4 2 E- M a i l : P . P e t r o v @ P M A - B G . c o m RE I N F O R C E & R A I S E T H E E X I S T I N G S E A W A L L LO C A T E D A T : 43 B A L B O A C O V E S NE W P O R T B E A C H , C A 9 2 6 6 3 MA R K B O G H 43 B A L B O A C O V E S NE W P O R T B E A C H , C A 9 2 6 6 3 SW-2 A