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Home My WebLink About02_HFO 2 LLC Residence CDP_PA2024-0214CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 24, 2025 Agenda Item No. 2 SUBJECT: HFO 2 LLC Residence (PA2024-0214) ▪Coastal Development Permit SITE LOCATION: 1036 West Ocean Front APPLICANT: Brandon Architects OWNER: HFO 2 LLC PLANNER: Laura Rodriguez, Assistant Planner lrodriguez@newportbeachca.gov, 949-644-3216 LAND USE AND ZONING ●General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D) ●Zoning District: Single-Unit Residential (R-1) ●Coastal Land Use Plan Category: Single Unit Residential Detached - (10.0 - 19.9 DU/AC) (RSD-C) ●Coastal Zoning District: Single Unit Residential (R-1) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-unit dwelling and construct a 5,032 square-foot, three-story, single-unit dwelling with an attached 729 square-foot three-car garage. The project also includes the installation of landscaping, hardscaping, and site walls. The project complies with all applicable development standards and no deviations are requested. All improvements authorized by this CDP will be located on private property. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to 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; and 3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. PA2024-0214 (Attachment No. ZA 1). 1 DISCUSSION Land Use and Development Standards ● The subject property is in the R-1 Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is in the Coastal Commission Appeal Area. ● The property currently consists of one legal lot developed with a single-unit dwelling. The neighborhood is predominantly developed with two-and three-story single- and multi-unit-dwellings. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. Figure 1: Oblique Aerial Image of Neighborhood Subject Property 2 ● The proposed single-unit dwelling and accessory structures conform 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 8 feet 10 feet 10 inches Sides 3 feet 3 feet Rear N/A (20-foot rear alley width) ~1 foot Allowable Floor Area (max.) 6,416 square feet 5,761 square feet Allowable 3rd Floor Area (max.) 481.2 square feet 472 square feet Allowable 3rd Floor Area & Covered (max.) 1604 square feet 642 square feet Open Space (min.) 481.2 square feet 511 square feet Parking (min.) 3-car garage 3-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof Hazards ● The property is located in a developed area on the Balboa Peninsula and approximately 550 feet from the Mean High-Water Line of the ocean. ● The finished floor elevation of the proposed single-unit dwelling is 11.59 feet North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard for new structures. ● A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Skelly Engineering, dated October 18, 2024, for the project. The report concludes that the project is reasonably safe from shoreline erosion due to the property being located approximately 550 feet from the Mean High-Water Line of the ocean. The report also concludes that, due to the property’s distance from the ocean, the project will be reasonably safe from future sea level rise assuming an increase up to 12.2 feet North American Vertical Datum of 1988 (NAVD88) (the likely range for sea level rise over the 75-year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). Additionally, the proposed project has a finished floor of 11.59 feet (NAVD88), which complies with the minimum 9.0-foot NAVD88 elevation standard for new structures. ● 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 3 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 ●The property is located approximately 550 feet from the Mean High-Water Line of the ocean. Under Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, 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. A CPPP has been provided, and construction plans and activities will be required to adhere to the CPPP. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the development containing more than 75% of impervious surface area, a preliminary Water Quality and Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the project by Civilscapes Engineering dated, November 1, 2024. The preliminary WQMP identifies the BMPs that will be placed on site. The final priority WQMP shall be reviewed and approved by the Building Division and include a pollutant runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a Low Impact Development (LID) approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. ●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 ●The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 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 single-unit dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore, 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. ●The project is not located near a Coastal Viewpoint or Coastal View Road as identified in the Coastal Land Use Plan (CLUP). The nearest coastal viewpoint is Balboa Pier, which is approximately 4,800 feet south from the Property, and is visible from the site. The Project is not located between Veteran Memorial Park, Marina 4 Park, the bay, or the small public beach located on the northern street end of 10th Street and West Bay Ave. Therefore, the Project would not obscure views from these public areas. ●As a beachfront property, the front and portions of the side elevations of the property will be visible from the beach. However, the Project maintains a building envelope consistent with the existing neighborhood pattern of development and complies with all applicable LCP development standards, including all third-floor standards of the NBMC which limits the size and location of the third floor. Therefore, the project does not contain any unique features that could degrade the visual quality of the coastal zone. ●The Project is located near a Public Beach Access point as identified in the CLUP. Vertical access to the beach is available at the 11th Street end from West Balboa Boulevard and at the 10th Street end, which is also accessible from West Balboa Boulevard. The property is located adjacent to the West Ocean Front boardwalk, which serves as lateral access and provides a path along the beach for pedestrian and bicycle use. The Project does not include any features that would obstruct access along these routes. 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 dwellings and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-unit dwelling and the construction of a new 5032-square-foot single-unit dwelling with an attached 729 square-foot 3-car garage and therefore qualifies within this exemption. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. 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. PUBLIC NOTICE Notice of this public hearing 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. 5 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 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: Laura Rodriguez, Assistant Planner DL/lr Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 01-10-2023 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE- UNIT DWELLING AND CONSTRUCT A NEW THREE-STORY SINGLE-UNIT DWELLING AND ATTACHED THREE-CAR GARAGE LOCATED AT 1036 WEST OCEAN FRONT (PA2024- 0214) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Brandon Architects (Applicant), concerning property located at 1036 West Ocean Front and legally described as Lot 10 of Block 10, of Tract 234 (Property), requesting approval of a coastal development permit (CDP). The Applicant proposes a CDP to allow the demolition of an existing single-unit residence and construct a 5,032 square-foot, three-story, single-family residence with an attached 729 square-foot three-car garage. The project also includes landscaping, hardscaping, and site walls. The project complies with all applicable development standards and no deviations are requested. All improvements authorized by this CDP will be located on private property (Project). 2.The Property is designated Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 3.The Property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached - (10.0 - 19.9 DU/AC) (RSD-C) and it is located within the Single Unit Residential (R-1) Coastal Zoning District. 4.A public hearing was held on April 24, 2025, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the Newport Beach Municipal Code (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 pursuant to 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 because it has no potential to have a significant effect on the environment. 2.Class 3 exempts the demolition of up to three single-unit dwellings and additions of up to 10,000 square feet to existing structures. The Project consists of the demolition of 8 Zoning Administrator Resolution No. ZA2025-### Page 2 of 9 one single-unit dwelling and the construction of a new 5,032-square-foot, single-unit dwelling and attached 729 square-foot, three-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The Project 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(F) (Coastal Development Permits - Findings and Decision) of the NBMC, 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 (LCP). Facts in Support of Finding: 1. The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 6,416 square feet and the proposed floor area is 5,761 square feet. b. The Project provides the minimum required setbacks, which are ten feet along the front property line abutting West Ocean Front, three feet along each side property line, and zero feet along the rear property line abutting the alley. c. The highest guardrail is 24 feet from the established grade and the highest ridge is no more than 29 feet from the established grade, which complies with the maximum height requirements. d. The Project includes garage parking for a total of three vehicles, complying with the minimum three-car garage parking requirement for single-unit dwellings with 4,000 square feet or more of habitable floor area. 2. The neighborhood is predominantly developed with two-and three-story single- and multi-unit-dwellings. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 9 Zoning Administrator Resolution No. ZA2025-### Page 3 of 9 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Skelly Engineering, dated October 18, 2024, for the Project. The report concludes that the Project is reasonably safe from shoreline erosion due to the Property being located approximately 550 feet from the Mean High-Water Line of the ocean. The report also concludes that, due to the Property’s distance from the ocean, the Project will be reasonably safe from future sea level rise assuming an increase up to 12.2 feet North American Vertical Datum of 1988 (NAVD88) (the likely range for sea level rise over the 75-year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update) due to the Property’s distance from the ocean and its proposed finished floor elevation, which is 11.59 feet NAVD88. Additionally, the proposed project has a finished floor of 11.59 feet (NAVD88), which complies with the minimum 9.0-foot NAVD88 elevation standard for new structures. 4. 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. 5. The Property is located approximately 550 feet from the Mean High-Water Line of the ocean. A Construction Erosion Control Plan was provided 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. The Project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 6. Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to development containing more than 75% of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the Project by Civilscapes Engineering dated, November 1, 2024. The preliminary WQMP identifies the BMPs that will be placed on site. The final priority WQMP shall be reviewed and approved by the Building Division and include a pollutant runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a Low Impact Development (LID) approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. 7. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The Project is not located near a Coastal Viewpoint or Coastal View Road as identified in the Coastal Land Use Plan (CLUP). The nearest coastal viewpoint is Balboa Pier, which 10 Zoning Administrator Resolution No. ZA2025-### Page 4 of 9 is approximately 4,800 feet south from the Property, and is visible from the site. The Project is not located between Veteran Memorial Park, Marina Park, the bay, or the small public beach located on the northern street end of 10th Street and West Bay Ave. Therefore, the Project would not obscure views from these public areas. 9. As a beachfront property, the front and side elevations of the property will be visible from the beach. However, the Project maintains a building envelope consistent with the existing neighborhood pattern of development and complies with all applicable LCP development standards, including all third-floor standards of the NBMC which limits the size and location of the third floor. Therefore, the Project does not contain any unique features that could degrade the visual quality of the coastal zone. 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. Fact in Support of Finding: 1. The Property is located between the nearest public road and the sea or shoreline. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC 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 single-unit dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore, 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. The Project is located near a Public Beach Access point as identified in the CLUP. Vertical access to the beach is available at the 11th Street end from West Balboa Boulevard and at the10th Street end, which is also accessible from West Balboa Boulevard. The property is located adjacent to the West Ocean Front boardwalk, which serves as lateral access and provides a path along the beach for pedestrian and bicycle use. The Project does not include any features that would obstruct access along these routes. 3. The Property provides vehicular access from 10th and 11th Street as well as West Ocean Front Alley, which is not proposed to change with the Project. 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 under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA 11 Zoning Administrator Resolution No. ZA2025-### Page 5 of 9 Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal Development Permit (PA2024-0214), 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. PASSED, APPROVED, AND ADOPTED THIS 24th DAY OF APRIL 2025. _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2025-### Page 6 of 9 EXHIBIT “A” CONDITIONS OF APPROVAL (project specific conditions are italicized) 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. Prior to 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 to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. 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 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 the development. This letter shall be scanned into the plan set before building permit issuance. 4. 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 (CCC). Before the issuance of building permits, the applicant shall provide a copy of said CDP or CDP waiver or documentation from the CCC that subject improvements are not subject to the permit requirements of the Coastal Act and/or not located within the permit jurisdiction of the CCC. 5. 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. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 13 Zoning Administrator Resolution No. ZA2025-### Page 7 of 9 7. 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 found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 8. 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. 9. 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. 10. 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. 11. 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. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 14. 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. 14 Zoning Administrator Resolution No. ZA2025-### Page 8 of 9 15. 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 the Property or improvements in the vicinity or if the Property is operated or maintained to constitute a public nuisance. 16. Prior to the issuance of a building permit, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 17. Prior to the issuance of a building permit, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 18. Prior to the 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. 19. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought-tolerant plantings, non- invasive plant species, and water-efficient irrigation design. The plans shall be approved by the Planning Division. 20. Prior to the issuance of a building permit, the final WQHP/WQMP shall be reviewed and approved by the Building Division. The implementation shall comply with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 21. All landscape materials and irrigation systems shall be maintained by the approved landscape plan. 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. 22. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the NBMC, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 23. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) of the NBMC and other applicable noise control requirements of the NBMC. 24. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 15 Zoning Administrator Resolution No. ZA2025-### Page 9 of 9 25.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. 26.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 NBMC, unless an extension is otherwise granted. 27.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 the City’s approval of HFO 2 LLC Residence, including but not limited to, Coastal Development Permit No. PA2024-0214. This indemnification 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 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. Public Works Division 28.Sewer clean out shall be installed within the public right of way per City Standard 406. 29.All damaged curb, gutter, sidewalk, and alley panels shall be reconstructed along the West Ocean Front, West Ocean Front Alley, and 11th Street. Building Division 30.The maximum travel distance from any occupied point to a stairway or ramp that provides egress from such habitable level or basement shall not exceed 50’ for habitable levels or basements located more than one story above or more than one story below an egress door. Fire Division 31.NFPA 13D fire sprinkler system shall be installed. 16 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Coastal Development Permit No. PA2024-0214 1036 West Ocean Front Subject Property 18 Attachment No. ZA 3 Project Plans 19 )52176(7%$&.)75($56(7%$&.)7/()76(7%$&.)75,*+76(7%$&.)7 $31/27%/2&.75$&712%.3*600&,7<2)1(:3257%($&+&2817<2)25$1*(67$7(2)&$/,)251,$ ',*$/(57 6287+(51&$/,)251,$(',621 6287+(51&$/,)251,$*$6 &,7<:$7(5 6(:(5 3$&,),&%(//7(/(3+21( &,7<2)1(:3257%($&+38%/,&:25.6'(37 &,7<2)1(:3257%($&+3/$11,1*'(37*(1(5$/,1)20$7,21=21,1*,1)250$7,21 &,7<2)1(:3257%($&+%8,/',1*'(37*(1(5$/3(50,76,163(&7,216 1(:3257%($&+),5('(3$570(17 25$1*(&2817<+($/7+6(59,&(6 7+(68%-(&73523(57<,6/2&$7('217+(%$/%2$3(1,168/$,11(:3257%($&+&$7+(/27,6$33;6)$1',6 :,'(; =21('5)256,1*/(81,75(6,'(17,$/'(9(/230(172)7+(3523(57<:,//%(81'(57+(-85,6',&7,212)7+(&,7<2)1(:3257%($&+$1'&$/,)251,$&2$67$/&200,66,215(9,(:('%<&1%7+(3523(57<&855(17/<&216,672)$1(;,67,1*+20(72%('(02/,6+(')257+(1(:'(9(/230(177+(&/,(17352326(672%8,/'$1(:6,1*/()$0,/<5(6,'(1&(2)$33;6)/,9$%/($5($:,7+$&$5*$5$*(2)$33;6)7+(352*5$00,*+7,1&/8'(%87127%(/,0,7('727+()2//2:,1*),567)/225)2<(5*5($75220.,7&+(1:,7+$1($7,1,6/$1'',1,1*3$175<6$1'5220*8(67%('5220:,7+$%$7+522032:'(5 67$,56(/(9$7256(&21')/22535,0$5<68,7(:,7+$5(75($7$35,0$5<%$7+$1':$/.,1*,1&/26(76(&21'$5<%('52206:,7+%$7+52206$1':,&&/26(7:+(5(3266,%/($/$81'5<52207+,5')/225/281*(:,7+$%$7+5220 60$//6725$*(5220/281*(,6&211(&7('727+(9,(:'(&.$1'522)&$%$1$%%4$5($287'225',1,1*63$$1'),5(3,77+(352-(&7:,//%(2)$ &217(0325$5<6$17$%$5%$5$67</( '(6,*1,1&/8',1*%87127/,0,7('727+()2//2:,1*$03/(,1'225287'225/,9,1*63$&(6,17(*5$7(':,7+02'(51 23(1 /,9,1*3/$1:+,&+0$;,0,=(69,(:6)520/,9,1*63$&(6$6:(//$6287'2253$7,26'(&.%$/&21,(6 <$5'67+((;7(5,250$7(5,$/6:,//&216,672)60227+678&&26,',1*1$785$/9(1((563$1,6+7,/(522),1*$1'7+(86(2):22'$1'0(7$/$&&(176352'8&76 7 7,7/(6+((77 6833/(0(17$/'2& 127(6 685 7232*5$3+,&6859(< / /$1'6&$3(3/$17,1*3/$1 & 7,7/(6+((7& *5$',1*3/$1& &216758&7,2132//87,2135(9(17,213/$1& *(27(&+1,&$/127(6 $ $5&+,7(&785$/6,7(3/$1$ $5($3/$16$ *5$'(3/$1((;+,%,7 $ '9,(:6 $ ),567/(9(/)/2253/$1$ 6(&21'/(9(/)/2253/$1$ 7+,5'/(9(/3/$1$ ),567/(9(/',0(16,213/$1$ 6(&21'/(9(/',0(16,213/$1$ 7+,5')/225',0(16,213/$1 $ 522)3/$1 $ (;7(5,25(/(9$7,216 $ %8,/',1*6(&7,216$ %8,/',1*6(&7,216 6 )281'$7,213/$1' )281'$7,21'(7$,/6 '$7( 5(9,6,216 2:1(5,1)250$7,21 352-(&767$786 3/$1&+(&.12 .$/086'5,9(68,7(*&267$0(6$&$:::%5$1'21$5&+,7(&76&20 352-(&7&217$&7 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13. 4 5 N G 13.0 6 N G 13. 1 6 N G 13.38 13.34 13.33 13.38 13.38 13.42 13.44 13.37 13.43 13.41 13.37 11.67 13.40 11.67 12.0812.2912.5312.5912.70 11.68 11.74 11.78 13.40 13.37 13.86 13.85 13.33 13.2913.36 12.98 N G 12.95NG13.02NG 11.25 11.16 11.24 11.23 11.5011.60 TWO STORY BUILDING1036 W OCEANFRONTNEWPORT BEACH, CA 92661APN: 047-252-24 11TH STREET W O C E A N F R O N T TWO STORY BUILDING1032 W OCEANFRONTAPN: 047-252-24 10.89NG13.03NG 13.00NG13.10NG 13.3813 38311 13.42 13.4413 13.3713 3 7 3 13.86 13.8513 8 13.3313 331 13.2913.363 12.98 N G 12.95NG13.02NG 1 506060 TWO STORY BUILDING1036 W OCEANFRONTNEWPORT BEACH, CA 92661APN: 047-252-24 11.67 11.68 TWO STORY BUILDING1032 W OCEANFRONTAPN: 047-252-24 NO PARKING SIGN PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE GAS METER TOPO TO P O G R A P H I C M A P FO R 10 3 6 O C E A N F R O N T W E S T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24011 NO. REVISION DATE SHEET NO. OF 1 4/30/2024 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 1 1 1 0 3 6 W O c e a n f r o n t , N B \ D W G \ 2 4 0 1 1 . T O P O . d w g 1 EX S I T N G R E S I D E N C E 1036 OCEAN FRONT WEST LOT 10, BLOCK 10, TRACT NO. 234, BK 13, PGS 36-37, M.M.APN: 047-252-24 NO SCALE VICINITY MAP CITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGE TOPOGRAPHIC MAPREFER TO SEPARATE CORNER RECORD FOR BOUNDARY LINEESTABLISHMENT SURVEY NOTES SITE ADDRESS: 1036 OCEAN FRONT W, NEWPORT BEACHAPN: 047-252-24 SITE DATA LEGAL DESCRIPTION LOT 10 OF BLOCK 10 IN TRACT NO. 234, BOOK 13, PAGES 36-37 OF MISCELLANEOUSMAPS IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY. APN: 047-252-24BENCHMARK DESGINATION: 1E-123-14 DESCRIPTION: DESCRIBED BY OCS 2014 - FOUND 4" OCS ALUMINUM BENCHMARKDISC STAMPED "1E-123-14", ON THE NORTHWEST CORNER OF 4' CATCH BASIN.MONAUMENT IS LOCATED ALONG THE NORTTH SIDE OF W. BALBOA BLVD., 29' WESTOF THE C/L OF 13TH ST. @ ADDRESS 1300. MONUMENT IS LEVEL WITH THE SIDEWALK. ELEV = 7.217' NAVD88, LEVELED 2015 LEGEND BUILDING WALL STREET CENTERLINE EAVE OF ROOF WALL RIGHT-OF-WAY FINISHED FLOORFFFINISHED GRADEFGFLOWLINEFLFINISHED SURFACEFS EAVE OF ROOFEAVE GARAGE FINISHED FLOORGFF INVERTINV TOP OF GRATETGTOP OF WALLTW TOP OF CURBTCTOP OF STEPSTEPSEWER MANHOLESMH SEWER CLEANOUTSCO WATER METERWM FLOWLINE BOUNDARY LINE BRICK HARDSCAPE EDGE OF DECKDECK HARDSCAPE EDGE OF CONCRETECONC GAS METERGM NATURAL GRADENG DRAIN OUTLETDRO WATER VALVEWV RIDGE OF ROOFRIDGE CONCRETE MOW STRIPMS EDISION UTILITY VAULTEDISON EDGE OF GUTTERGUT EDGE OF SIDEWALKWALK EDGE OF AC PAVEMENTEP CLEANOUTCO SDGE UTILITY VAULTSDGE UTILITY VAULTUTIL EDGE OF BRICK HARDSCAPEBRICK 22 '1 '1 /$1'6&$3(/(*(1' 3/$17('$5($6)%/8(:$9(5,33/(-$'(&203$&7'(16(60$//68&&8/(1772 :7:,67('%/8,6+*5(</($9(6 3/$17('$5($6)'<021',$0$5*$5(7$( '<021',$ )/$7/2:*52:,1*(9(5*5((1*5281'&29(5 727$/3/$17('$5($6) +$5'6&$3($5($6)&21&5(7( +$5'6&$3($5($6)6721(3$9,1*=2/$%(,*($17,48(/,*+7%(,*( 727$/+$5'6&$3($5($6) %$7+ %('5220 &$5*$5$*( (/(9 6$1'5220 3$175< 32:'(5 )2<(5 .,7&+(1 ',1,1* *5($75220 67$,56 +$// :(672&($1)5217 7+675((7 6,'(:$/. %2$5':$/. '$7( 5(9,6,216 2:1(5,1)250$7,21 352-(&767$786 3/$1&+(&.12 .$/086'5,9(68,7(*&267$0(6$&$:::%5$1'21$5&+,7(&76&20 352-(&7&217$&7 7+(6('2&80(176$5(7+(3523(57<2)%5$1'21$5&+,7(&76,1&$1'$5(12772%('83/,&$7('$/7(5('2587,/,=(',1$1<:$<%<$1<27+(53$57<:,7+2877+((;35(66('$87+25,=$7,212)%5$1'21$5&+,7(&76$1<81$87+25,=(''83/,&$7,2125$/7(5$7,212)7+(6('2&80(176%<$1<3$57<,6$9,2/$7,212)%5$1'21$5&+,7(&76(;35(66('&20021/$:&23<5,*+7$1'27+(53523(57<5,*+767+(5(72$1',668%-(&772)8//&,9,//,$%,/,7,(6$1'3(1$/7,(67+(6(3/$16$5($/6212772%($66,*1('72$1<7+,5'3$57<:,7+2872%7$,1,1*:5,77(1$87+25,=$7,21$1'(;35(66('3(50,66,21%<%5$1'21$5&+,7(&76:+26+$//7+(1%(+(/'+$50/(66$1'$%62/9('2)$1</,$%,/,7<5(*$5',1*$1<86(2)7+(6('2&80(176%<68&+7+,5'3$57<:+(7+(5'(3,&7('25,03/,('+(521 352-(&7$''5(66 %5$1'21 $5&+,7(&76 3 0 /$1'6&$3(3/$17,1*3/$1 +) 2 5 ( 6 , ' ( 1 & ( +)2//&:2&($1)52171(:3257%($&+&$3 &'36(&21'&+(&. :2&($1)52171(:3257%($&+&$ / 3$ *$%%<89,',$ 12 5(9,6,21 '$7( 352-(&71257+758(1257+ 3/$17,1*3/$1 23 PR E C I S E G R A D I N G P L A N FO R H F O 2 R E S I D E N C E 10 3 6 O C E A N F R O N T W E S T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24011 NO. REVISION DATE SHEET NO. OF 4 2/10/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 1 1 1 0 3 6 W O c e a n f r o n t , N B \ D W G \ 2 4 0 1 1 . G R A D I N G . d w g 1 C1 TI T L E S H E E T 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OTOSICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRATOSIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THENBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE. GENERAL NOTES CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE C1 TITLE SHEETC2 GRADING PLANC3 CONST. POLLUTION PREVENTION PLANC4 GEOTECHNICAL NOTES SHEET INDEX 1036 OCEAN FRONT WESTNEWPORT BEACH, CA 92661 APN: 047-252-24 PRECISE GRADING PLAN CIVIL ENGINEER/ 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. 18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE. 19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES. 27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. NOTES TO OWNER, CONTRACTOR, & ARCHITECT HFO 2, LLC3104 EAST CAMELBACK ROAD, SUITE 1025PHOENIX, AZ 85016 OWNER EARTHWORK QUANTITIES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUTOSICIENT QUANTITY TO ATTEST TOTHE OVERALL COMPACTION ETOSORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL. GRADING NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OTOS. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OTOS SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OTOS FOR TREATMENT AND DISPOSAL. EROSION CONTROL NOTES SITE ADDRESS: 1036 OCEAN FRONT W, NEWPORT BEACHAPN: 047-252-24GENERAL PLAN LAND USE: RS-D SINGLE UNIT REISDENTIAL DETACHEDZONING DISTRICT: R-1 SINGLE-UNIT RESIDENTIALCOSTAL ZONE: YES SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. CC&R'S 1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES. 6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. PUBLIC WORKS NOTES ARCHITECT BRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040 RAW CUT 193 CUBIC YARDSRAW FILL 1 CUBIC YARDSOVER EXCAVATION 251 CUBIC YARDSSHRINKAGE 5%±12 CUBIC YARDSNET 180 CUBIC YARDS (EXPORT) THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT ENTITLED: GEOTECHNICAL ENGINEERING INVESTIGATION PROJECT No.: 670624-01DATED:JULY 12, 2024 FIRM NAME: COAST GEOTECHNICAL, INC. GEOTECHNICAL CERTIFICATION REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: COAST GEOTECHNICAL, INC1200 WEST COMMONWEALTH AVE.FULLERTON, CA 92833714.870.1211 SOILS ENGINEER NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OROTOSSETS BEFORE GRADING. NO SCALE VICINITY MAP SURVEYOR WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM 24 10.08 10.73 10.4310.6710.72 10.7510.75 10.8 9 10.87 10.89NG10.99NG11.29NG11.47 13.03NG 13.00NG13.10NG 11.97 11.40 11.34 11.07 10.82 10.51 10.26 10.00 13.30NG 13.0 11.94 11.96 11.93 12 01 11.99 13. 4 5 N G 13. 0 6 N G 13.1 6 N G 13.38 13.34 13. 13.38 13.37 13.43 13.41 13. 11.67 13.40 11.67 12.0812.2912.5312.5912.70 11.68 11.74 11.78 13.40 12.98 N G 11.16 11.24 11.23 10.43 9.77 10.5 10.73 10.84 10.87 11.11. PROPOSED RESIDENCEFF=11.59FF= 1 1 . 5 9 FS= 1 1 . 5 1 FF = 1 1 . 5 0 GFF = 1 1 . 2 8 11TH STREET OC E A N F R O N T W OC E A N F R O N T A L L E Y W 0 3.37 3 41 12121212 PROPOSED RESIDENCEFF=11.59FF= 1 1 . 5 9 FF= 1 1 . 5 9 FS= 1 1 . 5 1 FS= 1 1 . 5 1 FF = 1 1 . 5 0 FF = 1 1 . 5 0 GFF = 1 1 . 2 8 GFF = 1 1 . 2 8 10.08 10.73 10.4310.6710.72 10.7510.75 10.8 9 10.87 10.89NG10.99NG11.29NG11.47 13.03NG 13.00NG13.10NG 11.97 11.40 11.34 11.07 10.82 10.51 10.26 10.00 13.30NG 13.0 11.94 11.96 11.93 11.99 13. 4 5 N G 13. 0 6 N G 13. 1 6 N G 13.38 13.34 13. 13.38 13.37 13.43 13.41 13. 11.67 13.40 11.67 12.0812.2912.5312.5912.70 11.68 11.74 11.78 13.40 12.98 N G 11.16 11.24 11.23 10.43 9.77 10.5 10.73 10.84 10.87 11.11. PROPOSED RESIDENCEFF=11.59 11TH STREET OC E A N F R O N T W OC E A N F R O N T A L L E Y W 0 3.37 3 41 12121212 PROPOSED RESIDENCEFF=11.59 2 C2 GR A D I N G P L A N PR E C I S E G R A D I N G P L A N FO R H F O 2 R E S I D E N C E 10 3 6 O C E A N F R O N T W E S T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24011 NO. REVISION DATE SHEET NO. OF 4 2/10/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 1 1 1 0 3 6 W O c e a n f r o n t , N B \ D W G \ 2 4 0 1 1 . G R A D I N G . d w g CONSTRUCTION NOTES HARDSCAPE PER ARCHITECT'S PLAN. DRIVEWAY PER ARCHITECT'S PLAN. PLANTER AREA PER ARCHITECT'S PLAN. WALL OR FENCE PER ARCHITECT'S PLAN. CONSTRUCT FLOWLINE PER DETAIL HEREON. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DEAIL HEREON. 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE. CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET C3. FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT. CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL HEREON. CONSTRUCT 25 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON. CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD 184. 1-1/2" DIA. PVC FORCEMAIN; CONNECT TO PUMP DISCHARGE. CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLAN AND PER DETAIL HEREON. COORDINATE WITHSTRUCTURAL ENGINEER FOR FOUNDATION CURBS AND PROVIDE WATERPROOFING ON EXTERIOR FOUNDATIONFROM BOTTOM OF FOOTING TO PROPOSED GRADE. RECONSTRUCT DAMAGED PORTIONS OF CURB, SIDEWALK, AND ALLEY PANELS PER CITY OF NEWPORT BEACHSTANDARD DRAWINGS STD 182, 180, AND 140 TO SATISFACTION OF CITY INSPECTOR. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 LANDSCAPING OR PAVERS 3" COVER MINIMUM 4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE FINISHED SURFACE FINISHED FLOOR FINISHED GRADE FINISHED FLOOR * VERTICAL DISTANCE MAY BE REDUCED PROVIDED THAT WOODFRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ONEXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE ORPRESERVATIVE-TREATED WOOD IN ACCORDANCE WITH 2022CALIFORNIA BUILDING CODE SECTION 2301.11 AND UPWA U1. ** ** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER CBC SECTION 2301.11 ** ***MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PERCALIFORNIA BUILDING CODE SECTION 1804.3. CONTRACTOR SHALLNOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS ****** NDS SPEE-D BASIN DETAIL NO SCALE 2% MIN 3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 4" M I N NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVA R I E S 2% MIN NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN INV ELEVPER PLAN SLOPE PER PLAN ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR. *** ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. **** *** HARDSCAPE/LANDSCAPEPER PLAN FLOWLINE DETAIL NO SCALE 1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING. 3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING. TRENCH AND EXCAVATION NOTE TOP OF WALL FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT LEGEND INVERT TOP OF GRATETOP OF SLAB TW FSFLFGGBHPINV TGTOS TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFF PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6 (102.6) EXISTING GRADEEG EXISTING SPOT ELEVATION( ) PROPOSED WALL TOP OF RETAINING WALLTRWTOP OF SLOPETOP TOP OF RAILINGTRTOP OF STEMWALLTS BUILDING STEMWALL HARDSCAPE PER ARCH. PLAN NATURAL GRADENG EXISTING GRADEEG 3-INCH PVC DOWNSPOUT DRAIN PIPE PER STORM DRAIN PLAN 4-INCH ELBOW 1/4 BEND 4-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPE CLAMPS AROUND RISER PIPE (TYP) PROP. BUILDING WALL DOWNSPOUT CONNECTION DETAIL NO SCALE **** GRADING PLAN SCALE: 1" = 8' STORM DRAIN PLAN SCALE: 1" = 8' STEMWALL/ ADJACENT GRADE DETAIL NO SCALE 25 10.08 10.73 10.4310.6710.72 10.7510.75 10.8 9 10.87 10.89NG10.99NG11.29NG11.47 13.03NG 13.00NG13.10NG 11.97 11.40 11.34 11.07 10.82 10.51 10.26 10.00 13.30NG 13.0 11.94 11.96 11.93 12 01 11.99 13. 4 5 N G 13. 0 6 N G 13.1 6 N G 13.38 13.34 13. 13.38 13.37 13.43 13.41 13. 11.67 13.40 11.67 12.0812.2912.5312.5912.70 11.68 11.74 11.78 13.40 12.98 N G 11.16 11.24 11.23 10.43 9.77 10.5 10.73 10.84 10.87 11.11. PROPOSED RESIDENCEFF=11.59 11TH STREET OC E A N F R O N T W OC E A N F R O N T A L L E Y W 12121212 3.37 3 41 00 3 0 PROPOSED RESIDENCEFF=11.59 FA C E O F P R O P . B L D G W A L L FF=11.59 FA C E O F P R O P . B L D G W A L L FF=11.59 P/LP/L SECTION A-A SCALE: 1"=4' 1' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 1' TEMPORARY 1:1 SLOPETO OVER-EX TEMPORARY 1:1 SLOPETO OVER-EX EXISTINGGROUND EXISTING WALLTO REMAIN PROPOSED WALLPER ARCH. PLAN FAC E O F P R O P . B L D G W A L L FS=11.59 P/L OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER EXISTINGGROUND PIPE AND BOARD SHORINGPER GEOTECHNICALRECOMMENDATIONS 3'± SECTION B-B SCALE: 1"=4' FA C E O F P R O P . G A R A G E D O O R FAC E O F P R O P . B L D G W A L L FF=11.59 P/L EXISTINGGROUND PROPOSED WALLPER ARCH. PLAN EXISTING SIDEWALKTO REMAIN;PROTECT IN PLACE 1' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER TEMPORARY 1:1 SLOPETO OVER-EX SECTION C-CSCALE: 1"=4' BOTTOMLESS TRENCHDRAIN PER DETAIL HEREON FA C E O F P R O P . B L D G W A L L FF=11.59 1' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER P/L EXISTING WALLTO REMAIN EXISTINGGROUND TEMPORARY 1:1 SLOPETO OVER-EX SECTION D-DSCALE: 1"=4' 3 C3 CO N S T R U C T I O N P O L L U T I O N P R E V E N T I O N P L A N PR E C I S E G R A D I N G P L A N FO R H F O 2 R E S I D E N C E 10 3 6 O C E A N F R O N T W E S T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24011 NO. REVISION DATE SHEET NO. OF 4 2/10/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 1 1 1 0 3 6 W O c e a n f r o n t , N B \ D W G \ 2 4 0 1 1 . G R A D I N G . d w g 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN ETOSECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOTOS, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOTOS. NOTES: GRAVEL BAG DETAILNO SCALEA EROSION CONTROL CONSTRUCTION NOTES INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 INLET PROTECTION PER DETAIL HEREON A B AREA DRAIN INLET PROJECTION NO SCALEB 6" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100 #4 REBAR TOP & BOTTOM DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORM CRUSHED ROCK W/FILTER CLOTH FILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATION SECTION E-E PLAN VIEW GRATE E E a- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4" from top of trench DETAIL EBOTTOMLESS TRENCH DRAINNO SCALE 26 4 C4 GE O T E C H N I C A L N O T E S PR E C I S E G R A D I N G P L A N FO R H F O 2 R E S I D E N C E 10 3 6 O C E A N F R O N T W E S T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24011 NO. REVISION DATE SHEET NO. OF 4 2/10/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 1 1 1 0 3 6 W O c e a n f r o n t , N B \ D W G \ 2 4 0 1 1 . 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' ' 7+.&21&0$76/$%:#2&($&+:$<723 %27720) F 36,29(5:$6+('6$1'29(50,/9$325%$55,(50((7,1*$670:$///$366($/('29(57+,&.%$6(2)25/$5*(5$**5(*$7( 7+.&21&0$76/$%:#2&($&+:$<723 %27720) F 36,29(5:$6+('6$1'29(50,/9$325%$55,(50((7,1*$670:$///$366($/('29(57+,&.%$6(2)25/$5*(5$**5(*$7( 7+.&21&0$76/$%:#2&($&+:$<723 %27720) F 36,29(5:$6+('6$1'29(50,/9$325%$55,(50((7,1*$670:$///$366($/('29(57+,&.%$6(2)25/$5*(5$**5(*$7( :,'(;'((3*5$'(%($0:723 %277 7,(6#2&) F 36,63(&,$/,163(&7,21,65(48,5(':,'(;'((3*5$'(%($0:723 %277 7,(6#2&) F 36,63(&,$/,163(&7,21,65(48,5(' :,'(;'((3*5$'(%($0:723 %277 7,(6#2&) F 36,63(&,$/,163(&7,21,65(48,5(' 3523(57</,1( 3523(57</,1( 3523(57</,1( 3523(57</,1( [ 3 2 6 7 '7<3#32676 ' +66;;67/&2/.' [3267 :+'8' [3267 :+'8' 7+.&21&0$76/$%:#2&($&+:$<723 %27720) F 36,29(5:$6+('6$1'29(50,/9$325%$55,(50((7,1*$670:$///$366($/('29(57+,&.%$6(2)25/$5*(5$**5(*$7( [6 , / / 3/$ 7 ( 67$,56%<27+(5 ' ' /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 /21*($&+:$<',$*21$/$7%27720 +66 ; ; 67 / & 2 / )+ +66 ; ; 67/ & 2 / )+ ,','+6 6 ; ; 67 ( ( / & 2 / )+ /' ' +66;; 67/&2/ )' [ 3 2 6 7 :$ % 8 [ 36/ 3 2 6 7 :+ ' 8 [ 36 / 3 2 6 7 : + ' 8 [ 3 2 6 7 :+ ' 8 ' [3267 :$%8 6+((7 * R G G D U G 6 X L W H ,U Y L Q H & $ (0 $ , / , 1 ) 2 # ) 0 + ( 1 * , 1 ( ( 5 , 1 * & 2 0 7HO &H O O 2: 1 ( 5 35 2 - ( & 7 / 2 & $ 7 , 2 1 1HZ&XVWRP+RPH 5(9,6,216 352-(&7 6 )2 8 1 ' $ 7 , 2 1 3 / $ 1 +)25(6,'(1&( : 2 & ( $ 1 ) 5 2 1 7 1( : 3 2 5 7 % ( $ & + & $ : 2 & ( $ 1 ) 5 2 1 7 1( : 3 2 5 7 % ( $ & + & $ +) 2 5 ( 6 , ' ( 1 & ( 6)281'$7,213/$1 42 SHEET PROJECT D-1 24 16 15 14 9 8 12 11 6 7 4 3 2 1 29 530101325 24-041 NE W P O R T B E A C H . , C A . HF O 2 R E S I D E N C E 103 6 W . O C E A N F R O N T , NE W P O R T B E A C H . , C A . 41 0 G o d d a r d , S u i t e # 2 0 0 Irv i n e , C A . 9 2 6 1 8 Te l : 9 4 9 - 2 4 5 - 8 0 0 0 Cel l : 3 1 0 - 4 2 2 - 1 5 3 6 EM A I L : I N F O @ F M H E N G I N E E R I N G . C O M REVISIONS SH E E T T I T L E PR O J E C T L O C A T I O N FO U N D A T I O N D E T A I L S PR O J E C T I N F O R M A T I O N PROJECT / TITLE NEW CUSTOMHOME 10-11-2024 1. 103 6 W . O C E A N F R O N T , EXTERIOR BEARING WALL DETAIL MAT SLAB PER PLAN 3" 3" 1'-6" 3"CLR3"CLR 2X STUD WALL (2) #5 CONT. TOP & BOTT. E.N. 8"MIN . F.G. 1:1 SEE P L A N SLAB REINFORCEMENTPER PLAN A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN# 24" M I N . #5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB PER FOUNDATION PLANSSLAB UNDERLAYMENT SEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3 & 4/D1 4" M A X . (WHERE OCCURS) INTERIOR BEARING WALL DETAIL MAT SLAB PER PLAN 3" 3"2:1 (2) #5CONT. BAR TOP. & BOTT. SEE P L A N 1'-6" 2X STUD WALL E.N. SHEARPERPLAN# 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB MAT SLAB PER PLAN 3" 3" 3" 3"2:1 (2) #5CONT. BAR TOP. & BOTT. PER PLAN SEE P L A N 1'-6" 2X STUD WALL 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER A.B.'s @48" O.C. U.N.O. ON PLANS. W/7" EMBEDMENT INTO FIRSTPOUR 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB SLAB REINF. PER FOUNDATION PLANSSLAB UNDERLAYMENT COLD JOINT SLAB SSTB BOLTANCHOR TYPE de le 5" MI N . - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER 21"25"1 3/4"1 3/4"HDU5HDU8 4X44X4 5/8" SSTB24 ANCHOR DIA. AND TYPEHOLDOWNSIMPSON(MIN.)POST de le MIN DIST.TO CORNER - f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE - DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER - PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION 7/8" SSTB28 5"5" BASED ON WOOD CAPACITY 56456970 12" MIN112" MIN ALLOWABLE TENSION LOADS(LBS) 25"1 3/4"HDU8 4X6 OR 7/8" SSTB28 5"78706X6 11 14" MAX . Le-11 1/4"+3" (COVER)MIN. TYP. HOLDOWN INSTALLATION TYP. HOLDOWN INSTALLATION HDU14 6X6 1" DIA. PAB8 15"23" THE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OF - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- DEEPEN FOOTING AS REQUIRED TO ACHIEVE (De+ 3") FOOTING - SEE PLANS FOR HOLDOWN TYPE- f'c = 2500 psi (U.N.O.) De 1-3/4" PABPER TABLE BELOW SLAB dePOST (MIN.)SIMPSONHOLDOWN ANCHOR DIA. AND TYPE 1" DIA. PAB86X6HDU11 HOLDOWNPER PLAN F"F" 12" F 18" HD19 6X6 1 1/4" DIA. PAB10 16"24" NON-BR'G WALL SLAB REINFORCEMENTPER PLAN MAT SLAB PER PLAN HILTI-XU (ICC NUMBER 2269)7/32" DIA. X 3 1/2" SHOT PINS @ 32" O.C. 2X P.T.D.F. PLATE WITH PLACED 6" AND 10"FROM PLATE ENDS. AND FIRST 2 PINSWITH 14 GAGE WASHERS 2X STUDS @ 16" O.C. TYP. HOLDOWN INSTALLATION - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER 21"1 3/4"HDU5 4X4 5/8" SSTB24 ANCHOR DIA. AND TYPEHOLDOWNSIMPSON(MIN.)POST de le MIN DIST.TO CORNER5" BASED ON WOOD CAPACITY 5645 ALLOWABLE TENSION LOADS(LBS) 25"1 3/4"HDU8 4X6 OR 7/8" SSTB28 5"78706X6 MAT SLAB PER PLAN 3" 3" 1'-6" 3"CLR212" CLR 2X STUD WALL REINFORCEMENT PER E.N. 8"MIN . F.G. 1:1 SE E P L A N SLAB REINFORCEMENTPER PLAN SHEAR PLAN# 24" M I N . MAT SLAB REINFORCEMENTPER DETAIL 1/D1 PER FOUNDATION PLANSSLAB UNDERLAYMENT 4" M A X . de DETAIL 1/D1 le - f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE - DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER - PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION 24"1 3/4"HDU11 6X8 1" SB1X30 5"24"1 3/4"HDU14 6X8 1" SB1X30 5"11,17514,445 PER MAT SLAB PER PLAN 3" 3" 1'-6" 3"CLR3"CLR 2X STUD WALL (2) #5 CONT. E.N. 8"MIN . F.G. 1:1 SEE P L A N SLAB REINFORCEMENTPER PLAN EXTERIOR GARAGE DETAIL A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN# 24 " M I N . PE R AR C H #5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB PER FOUNDATION PLANSSLAB UNDERLAYMENT SEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3 &4/D1 6" M I N . 4" M A X . 8" (1) #5 CONT. 3" HOUSE TO GARAGE MAT SLAB PER PLAN 3" 3" PER PLAN 3"CLR3"CLR 1:1 SE E P L A N SLAB REINFORCEMENTPER PLAN EXTERIOR BEARING WALL DETAIL #5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB PER FOUNDATION PLANSSLAB UNDERLAYMENT 4" M A X . 24" M I N . #4 TIES @ 12" O.C. GRADE BEAM.REINFORCEMENT PER PLAN #4 HOOKS @ 12" O.C. ELEVATOR PIT DETAIL A.B.'s @ 16" O.C. U.N.O. 3X P.T.D.F. SILL PLATEWITH 5/8"Ø X 12" 2'-0" TYP. #5 @ 12" O.C. E.W. #5 @ 12" O.C. 3" C L R . TYP . 10" CONC. WALLELEVATOR PIT. 12" PER M A N U F A C T U R E R 2'-6 " M A X . 10" CONC. WALL 10"10"#5 @ 12" O.C. E.W. 40 D O R 24" M I N . 40 D O R 24" M I N . 40 D OR24" MIN. ALTERNATECORNER PIECE (BAR BENDSOMITTED). FOOTINGREINFORMENT.FOUNDATION PERPLANS REINFORCING REBAR @ CORNERS R R 8(d)8(d) 90° BEND 180° BENDBEND 4(d)2 1/2" MIN. 12d WIRE TIE END 48(d) * IN CONCRETE48(d) MASONRY (U.N.O.) LAP SPLICE R = 3(d) FOR #3 THRU #8R = 4(d) FOR #9 THRU #11R = 5(d) FOR #12 THRU #18 TYP. REINFORCING DETAILS * INCREASE LENGTH BY 30%FOR TOP BARS (HORIZONTALBARS SO PLACED THAT MORETHAN 12 INCHES OF FRESHCONCRETE IS CAST IN THEMEMBER BELOW, EXCLUDEWALLS) CLOSED TIE OR HOOP STIRRUP DET A I L I N G DIM E N S I O N 4" M I N . O R 6(d) M I N . DET A I L I N G DIM E N S I O N 4" M I N . O R 6(d ) M I N . CROSSTIE D = 4(d) FOR #3 THRU #5D = 6(d) FOR #6 THRU #8 NOTES:- PUT CROSSTIE W/ EACHSTIRRUP ALT. 135° BENDS- ALL BENDS SHALL BEMADE COLD D D 12( d ) F O R # 6 T H R U # 8 6(d ) F O R # 5 & S M A L L E R > 3 " M I N . 6(d)> 3" M I N . POST PER PLAN SILL PLATE SILL PLATEANCHOR BOLTS 16d TOE NAIL A35 @ EACH SIDE LTP4 MAT SLAB PER PLAN POST CONNECTION DETAIL BEARING WALL DETAIL MAT SLAB PER PLAN 3" 3"2:1 SEE P L A N PER PLAN 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB MAT SLAB PER PLAN 3" 3" 3" 3"2:1 PER PLAN SEE P L A N 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB SLAB REINF. PER FOUNDATION PLANSSLAB UNDERLAYMENT GRADE BEAM REINFORCEMENT PER PLAN #4 TIES @ 12" O.C. 1" DRYPACK STEEL COLUMN 15" 3/8" PER PLAN MAT SLABPER PLAN BASE PLATE PERCONDITION A-K 14"4" 20" 3"2"3" 3/8" 20" L. X 14" W. X3/4" THK. BASE PLW/ (4) -3/4"Ø X 15"LONG AB'S10" A 5" 5" 5"3" 2" 15" 15" 3" 3/8" 15" L. X 15" W. X 3/4"THK. BASE PL W/ (4)-3/4"Ø X 15" LONGAB'SB 20" L. X 10" W. X1" THK. BASE PLW/ (5) -3/4"Ø X15" LONG AB'S 10" 20" 3"3" 3" 10" 3"3" 3/8" C 18" L. X 10" W. X 1"THK. BASE PL W/ (6)-3/4"Ø X 15" LONGAB'S 10" 18"3" 3" 3" 8"3" 3" 3/8" D 16"4" 12"3" 3" 3" 3/8" 12" L. X 16" W. X 1"THK. BASE PL W/(5) -3/4"Ø X 15"LONG AB'S 6" 3" E 10" 20" 3" 3" 3" 10"3" 3" 3/8" F20" L. X 10" W. X 1"THK. BASE PL W/ (6)-3/4"Ø X 15" LONGAB'S 10" 18" 3" 3" 3" 8"3" 3" 3/8" G18" L. X 10" W. X 1"THK. BASE PL W/ (6)-3/4"Ø X 15" LONGAB'S 3/8" 15" L. X 11" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 15" LONGAB'S 11" 15" 3" 3" 3" 5"3" 3" H 3/8" 15" L. X 11" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 15" LONGAB'S 11 " 15"3" 3" 3" 5" 3" 3" I 16" L. X 10" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 15" LONGAB'S 3/8" 10" 16" 3" 3"10" 3"3" 3" 4" J 20" L. X 10" W. X 1"THK. BASE PL W/ (6)-3/4"Ø X 15" LONGAB'S 10 " 20"3" 3" 3" 10" 3" 3" 3/8" K MAT SLAB PER PLAN 3" 3" 1'-6" 3"CLR3"CLR (2) #5 CONT. 1:1 SE E P L A N SLAB REINFORCEMENTPER PLAN #5 @ 12" O.C. W/ 48" EMBEDMENTINTO SLAB EXTERIOR BEARING WALL DETAIL 4" M A X . 3"CLR(TYP) PER FOUNDATION PLANSSLAB UNDERLAYMENT 24" M I N . HOLDOWN DETAIL POST PER PLAN SILL PLATE SLAB REINFORCEMENTPER PLAN Le HOLDOWN PER PLAN A307 STEEL ALLTHREAD PER TABLE (2) #5 (48" LONG)DIAGONAL HDU5 HDU8 PAB5 (5/8"Ø) HOLDOWNSIMPSONPAB ANCHOR BOLTS Le 12"15"PAB7 (7/8"Ø) MAT SLAB PER PLANMAT SLAB PER PLAN MAX. UPLIFTCAPACITY HDU11 15"PAB8 (1"Ø) 5645 LBS7870 LBS11175 LBSHDU1415"PAB8 (1"Ø)14450 LBSHD1915"PAB10 (1-1/4"Ø)19360 LBS 18" M A X STEP AT CONCRETE SLAB W/ 18" EMBEDMENTFOR DBL POUR COND.#5 DOWELS @ 24" O.C. INTO EACH WAY #5 CONTINUOUS BAR #5 CONTINUOUS BAR SLAB REINF. PER PLAN 8" MIN. 1 2 MAT SLAB PER PLAN 3" 3" 1:1 SEE P L A N SLAB REINFORCEMENTPER PLAN MAT SLAB PER PLAN 3" 3" SEE P L A N #5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB 48" 48"4" M A X . 4" M A X . (2) #5 CONT. 12" M A X . PER FOUNDATION PLANSSLAB UNDERLAYMENT 2X STUD WALL E.N. A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER SHEARPERPLAN# (WHERE OCCURS) 24" M I N . 17 18 10" 14"3" 3" 8" 3" 3" 3" 4" 14" L. X 10" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 15" LONGAB'S 3/8" L 11" L. X 11" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 15" LONGAB'S 11" 11" 3"3" 3" 5" 3"3" 3" 5" 3/8" M 11" L. X 11" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 15" LONGAB'S 11" 11" 3"3" 3" 5" 3"3" 3" 5" 3/8" N STEEL COLUMN DETAIL 24"1 3/4"HD19 6X8 1" SB1X30 5"17,080 43