HomeMy WebLinkAbout03 - Prun Residence Modification Permit - 3400 Ocean Blvd - PA2013-177COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 27, 2013
Agenda Item No. 3:
SUBJECT: Prun Residence Modification Permit - (PA2013 -177)
3400 Ocean Blvd
Modification Permit No. MD2013 -015
APPLICANT: Miguel Fernandez
PLANNER: Makana Nova, Assistant Planner
(949) 644 -3249, mnova @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -1 (Single -Unit Residenital)
• General Plan: RS -D (Single -Unit Residential)
PROJECT SUMMARY
A modification permit to allow a Building Code required guardrail of an as -built exterior
entry stairway and a proposed access ramp in the side setback adjacent to Marigold
Avenue to exceed the 6 -foot height limit by 7 inches. The applicant also requests approval
of an as -built 3- foot -3- inch -high retaining wall adjacent to the right -of -way within the front
setback where the Zoning Code limits the height of the first retaining wall in a series to a
maximum of 2 feet in height. The property is currently developed with a newly
constructed 5,390- square -foot single - family residence with a 2,934- square -foot
basement.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2013 -015 (Attachment No. ZA 1).
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Prun Residence Modification Permit
Zoning Administrator November 27, 2013
Page 2
Existing Stair and Proposed Access Ramp
• The as -built stairway provides access to the entry at the first floor of the residence.
The stairway height is necessary because of grade differences between the front entry
and the adjacent side walk. The stairs comply with the 6 -foot height limit. However, the
Building Code required 42 -inch guardrail exceeds the height limit by 7 inches.
• The applicant also requests approval of a 3 -foot by 20 -foot access ramp to join to the
as -built stair entry. This area is currently developed with a planter wall. As with the
stairway, the proposed ramp complies with the 6 -foot height limit in the side setback.
However, the Building Code required 42 -inch guardrail exceeds this height limit by 7
inches. The ramp is requested to provide handicap accessibility to the main residence.
• The stair and ramp entry are designed in such a way to accommodate the required
landing for the entry and are above the basement walls located below the first floor
level.
• The stair and ramp guardrails are located on the street side yard adjacent to Marigold
Avenue. They are approximately 37 feet back from the front property line along Ocean
Boulevard and approximately 61 feet from the alley. The guardrails consist of open
wrought iron construction, thus limiting the visual impact of the structure's height.
• The as -built stairway and existing planter walls of varying height along Marigold
Avenue encroach approximately 6 to 8 inches into the public right -of -way. Staff
recommends that the planter wall in front of the stairway closest to Ocean Boulevard
be lowered to 36 inches in height within the right -of -way. If approved, the applicant
will be required to obtain approval of an encroachment agreement with a waiver of
Council Policy L -6 to retain the entry stairway as constructed.
• The as -built stair rail and proposed ramp /rail will not interfere with or impede
emergency access or sight distance
• Staff believes the findings for the requested Modification Permit can be made due to
the grade variations that occur along Marigold Avenue and the necessity of the
accessory structures to achieve adequate access to the residence.
• The alternative would be to require the as -built stairway and planter walls to be
demolished and reconstructed within the side setback on private property so that a
guardrail is not required under the building code or so that the guardrail does not
exceed 6 feet in height within the side yard.
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Prun Residence Modification Permit
Zoning Administrator November 27, 2013
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Retaining Wall
• The 3- foot -3 -inch as -built retaining wall in the front yard setback is adjacent to Ocean
Boulevard. Zoning Code Section 20.30.040 (Fences, Hedges, Walls, and Retaining
Walls) allows the first retaining wall in a series at a maximum of 2 feet in height. Refer
to Figure 3 -1 (Grade Differential at Front Property Line) from the Zoning Code on the
following page, which demonstrates this code requirement. The grade along the Ocean
Boulevard frontage varies by approximately 11 inches. The wall was built at 2 feet in
height at the highest grade elevation and is 3 feet 3 inches in height from grade at its
highest point. The height of the wall varies along the frontage with the grade to provide
a consistent top of wall elevation.
5110' 40 Percent Open
Pedestrian Construction
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• Section 20.52.050 (Modification Permits) of the Zoning Code allows deviations of 10
percent of the required developed standard with the approval of a modification
permit. The height of retaining walls is exempted from this percentage limitation.
This code section recognizes that relief from specified development standards,
including structural appurtenances or projections that encroach into front, side, or
rear setback areas, may be appropriate when so doing is consistent with the
purposes of the Zoning Code and the General Plan, and does not negatively impact
the community at large or in the neighborhood of the specified development.
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Prun Residence Modification Permit
Zoning Administrator November 27, 2013
Page 4
• Staff believes the findings for the requested Modification Permit can be made due to
the grade variations that occur along Ocean Boulevard and the necessity of the
accessory structures to achieve adequate access to the residence.
• The alternative for the retaining wall in the front setback would require the removal and
reconstruction of the lowest retaining wall in a series that supports the front yard and
residence above.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15305, of the California
Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use
Limitations).
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
Makana ova
Assistant Planner
GRlmkn
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Site Photos
ZA 4
Project Plans
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Prun Residence Modification Permit
Zoning Administrator November 27, 2013
Page 5
Attachment No. ZA 1
Draft Resolution
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5
0
RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -015 FOR AN ENTRY STAIRWAY, RAMP,
AND RETAINING WALL LOCATED AT 3400 OCEAN
BOULEVARD (PA2013 -177)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Miguel Fernandez, representing property owner, Jon Prun,
with respect to property located at 3400 Ocean Boulevard, and legally described as Lots
7 and 8, Block 140 of the Resubdivision of Corona del Mar, as shown on a map recorded
in Book 4, Page 67 of Miscellaneous Maps, records of Orange County, California,
excepting the East 12 feet of Lot 7, requesting approval of a modification permit.
2. The applicant proposes a modification permit to allow a Building Code required guardrail
of an as -built exterior entry stairway and a proposed access ramp in the side setback
adjacent to Marigold Avenue to exceed the 6 -foot height limit by 7 inches. The applicant
also requests approval of an as -built 3- foot -3- inch -high retaining wall adjacent to the
right -of -way within the front setback where the Zoning Code limits the height of the first
retaining wall in a series to a maximum of 2 feet in height.
3. The subject property is located within the R -1 (Single -Unit Residential) Zoning District
and the General Plan Land Use Element category is RS -D (Single -Unit Residential
Detached).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD -B (Single -Unit Residential Detached).
5. A public hearing was held on November 27, 2013, in the Corona del Mar Conference
Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15305, of the California
Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use
Limitations).
2. The Class 5 categorical exemption includes side yard and setback variances not
resulting in the creation of any new parcel. The Modification Permit for the entry stair
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Zoning Administrator Resolution No. ZA2013 -0 ##
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and ramp within the side setback and retaining wall within the front setback qualify
under this exemption.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
findings for a modification permit are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The neighborhood is comprised of a development pattern of single -unit and two -unit
(duplex) dwellings.
2. The adjacent property and other properties fronting Ocean Boulevard have similar
retaining wall improvements adjacent to Ocean Boulevard. The height of the 3- foot -3-
inch retaining wall is less than the typical 42 inch maximum typically allowed in the
front yard setback for fences and walls that are not retaining.
3. The subject property is a corner lot where the as -built stairway and proposed ramp
would provide required access to the dwelling along Marigold Avenue. These types of
improvements are typical along a street side residential frontage. The guardrails
consist of open wrought iron construction and the solid wall is 3 feet 1 inch in height at
its highest point.
Finding:
B. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. The requested structures are over height as a result of the need to comply with
Building Code requirements for a minimum 42 -inch guardrail and grade changes along
the adjacent street frontages.
2. The stair and ramp entry are designed in such a way to provide the required landing
for the entry and accommodate the basement walls located below the main residence.
3. The granting of the Modification Permit would not constitute a special privilege
inconsistent with the limitations upon other properties along Ocean Boulevard as it
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allows the property owner to maintain parity with the usable access and entry
improvements enjoyed by nearby properties.
4. The front of the property adjacent to Ocean Boulevard has a grade differential of
approximately 11 inches from the left side of the property to the right side of the property.
The height of the wall in its as -built condition provides a consistent top of wall elevation
across the Ocean Boulevard frontage.
Finding:
C. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, and /or characteristics of the use.
Facts in Support of Finding:
1. The property has a 4 -foot grade differential from the finished floor elevation of the
residence to the finished surface elevation at the adjacent sidewalk along Marigold
Avenue. The as -built stairway is necessary to achieve proper access into the residence
with the Building Code required guardrail.
2. The ramp is necessary to achieve wheel chair access into the home. Due to the 4 -foot
grade differential adjacent to Marigold Avenue, the ramp exceeds the 6 -foot height limit
because of the Building Code required guardrail.
3. The front of the property adjacent to Ocean Boulevard is part of a series of walls that
retain the 5- foot -11 -inch vertical change in the front yard leading up to the finished
floor of the residence. The height of the wall in its as -built condition provides a consistent
top of wall elevation across the Ocean Boulevard frontage. This retaining wall has a
grade differential of approximately 11 inches from the left side of the property to the right
side of the property.
Finding:
D. There are no alternatives to the Modification Permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. Strict application of the code would require the existing improvements to be removed
and reconstructed in such a way that all structures are constructed entirely on private
property and guardrails are not required for the stairway and ramp to access the
residence.
2. Strict application of the code would require the applicant to remove the existing front
retaining wall and lower or step it so that it does not exceed 2 feet in height at any
point along the entire Ocean Boulevard frontage. This retaining wall is part of a series
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of walls that retain the 5- foot -11 -inch vertical change in the front yard leading up to the
finished floor of the residence.
Finding
E. The granting of the modification would not be detrimental to public health, safety, or
welfare to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Fact in Support of Finding
1. The stair and ramp location adjacent to Marigold Avenue allows for adequate access for
emergency personnel. The spatial relationships between existing development and the
adjacent Marigold Avenue suggest that the light, air, and public use of the adjacent right -
of -way will not be negatively affected.
2. The applicant/owner is required to obtain a building permit for the as -built and proposed
work. The construction will then be inspected prior to final of building permits.
3. The existing development on the property is a single - family residence. As such, there
is no change to the density or intensity resulting from the as -built entry stair, proposed
ramp, and as -built retaining wall.
4. That the design of the development will not conflict with any easements acquired by the
public at large for access through or use of property within the proposed development.
5. Public improvements will be required of the Applicant per the Municipal Code and the
Subdivision Map Act.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -015 (PA2013 -177), subject to the conditions set forth in Exhibit A,
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 27TH DAY OF NOVEMBER, 2013.
Brenda Wisneski, AICP, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
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. Modification Permit No. MD2013 -015 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions)
of the Newport Beach Municipal Code, unless an extension is otherwise granted.
3. A copy of the Resolution with conditions of approval shall be incorporated into the
Building Division and field sets of plans prior to the issuance of building permits.
4. Prior to the issuance of building permits, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the
Modification Permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this Modification Permit and
shall highlight the approved elements such that they are readily discernible from other
elements of the plans.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Modification Permit.
7. The Zoning Administrator may add to or modify the conditions of approval to this
Modification Permit or revoke this Modification Permit upon a determination that the
operation, which is the subject of this Modification Permit, causes injury, or is detrimental
to the health, safety, peace, comfort, or general welfare of the community.
8. 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 property
owner.
9. To the fullest extent permitted by law, applicant shall indemnify, defend, and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all 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
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Zoning Administrator Resolution No. ZA2013 -0 ##
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or indirectly) to City's approval of the Prun Residence Modification Permit including, but
not limited to, Modification Permit No. MD2013 -015 (PA2013 -177). This indemnification
shall include, but not be limited to, damages awarded against the City, if any, costs of
suit, attorneys' fees, and other expenses incurred in connection with such claim, action,
causes of action, suit or proceeding whether incurred by applicant, City, and /or the
parties initiating or bringing such proceeding. The applicant shall indemnify the City for all
of City's costs, attorneys' fees, and damages, which City incurs in enforcing the
indemnification provisions set forth in this condition. The applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
Building Division and Fire Department Conditions
10. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
11. The structures shall comply with the 2010 California Residential Code for construction
relative to the property line. Non combustible construction shall be required to the
satisfaction of the Building Division. The ramp shall provide the minimum width required
by the 2010 California Residential Code.
Public Works Conditions
12. The as -built stairway and existing planter walls along Marigold Avenue are
encroaching approximately 6 -8 inches into the public right -of -way. Prior to issuance of
building permits, the applicant shall obtain approval of an encroachment agreement
with a waiver of Council Policy L -6 to retain the entry stairway railing and wall adjacent
to the alley as constructed.
13. Prior to the issuance of building permits, the planter wall in front of the stairway closest
to Ocean Boulevard shall be lowered to 36 inches in height within the right -of -way and
the applicant shall obtain an encroachment agreement for the 7- foot -10- inch -wide
planter wall built within the public- right -of -way adjacent to Marigold Avenue.
14. Prior to issuance of building permits, the project plans shall demonstrate that the
guardrail for the proposed ramp will be constructed entirely on private property.
15. The 5 -foot parkway within the Marigold Avenue right -of -way shall be maintained as
landscape /softscape without hardscape improvements.
16. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
17. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
08 -09 -2013
12
Attachment No. ZA 2
Vicinity Map
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Attachment No. ZA 3
Site Photos
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Project Plans
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a.CALL MIGUEL FERNANDEZ
b.WORK PHONE: 949 - 305 -7446
c.HOME PHONE:949- 279 -0181
2.SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE.
3.STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREET, DRAINAGE FACILITIES OR ADJACENT PROPERTIES
VIA RUNOFF, VEHICHLE TACKING, OR WIND.
4.APPROPRIATE BMP'S FOR CONSTRUCTION - RELATED MATERIALS, WASTES, SPILLS SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS,
DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WND OR RUNOFF.
5.RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITE UNLESS TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER
POLLUTANTS.
6.ALL CONSTRUCTION CONTRACTORS AND SUBCONTRACTORS PERSONNEL ARE TO BE MADE AWARE OR THE REQUIRED BEST MANAGEMENT PRACTICES AND GOOD
HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS.
7.AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH
OR RECYCLE BINS.
&CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE.
DISCHARGES OF MATERIAL OTHER THAN STORMWATER ONLY WHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTRICES AND WHERE
THEY DO NOT: SAUSE OR CONTRIBUTE TO A VIOLATION OR ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION, OR
NUISANCE; OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REQULATIONS 40 CFR PARTS 117 AND 302.
9.POTENTIAL POLLUTANTS INCLDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICALS SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES,
HERBICIDES, WOOD PRESERVATIVES AND SOLMENTS; ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBICANTS, AND HYDRAULIC,
RADIATOR OR BATTERY FLUIDS, FERTILIZERS, VEHICLES /EQUIPMENTS WASH WATER AND CONCRETE WASH WATER; CONCRETE, DETERGENTS OR FLOATABLE WASTES;
WASTES FROM ANY ENGINE /EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING AND SUPERSHLORINATED POTABLE WATER LINE FLUSHING. DURING
CONSTRUCTION, PERMITTEE SHALL DESPOSE OF SUCH MATERIAL IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON -SITE, PHYSICALLY SEPERATED FROM
POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS.
10.DEWATERING OF CONTAMINATED GROUNDWATER OR DISCHARGING CONTAMINATED SOILS VIA SURFACE EROSION IS PROHIBITED. DEWATERING OF NOW
CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER
QUALITY CONTROL BOARD.
11.GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE CONCLUSION OF EACH WORKING DAY. DRAINAGE IS
TO BE DIRECTED TOWARD DESILTING FACILITIES.
12.THE PERMITTEE AND CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREA WHERE
IMPOUDED WATER CREATED A HAZARDOUS CONDITONS.
137HE PERMITTEE AND CONTRACTORS SHALL INSPECT THE EROSION CONTROL WORK AND INSURE THAT THE WORK IS IN ACCORDANCE WITH THE APPROVED PLANS.
143HE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL SUPPLIERES, LESSEES, AND PROPERTY OWNER: THAT DUMPING OF
CHEMICALS INTO THE STORM DRAIN SYSTEM OR THE WATERSHED IS PROHIBITED.
15.EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIME DURING THE RAINY SEASON. NECESSARY MATERIALS SHALL BE
AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT.
16.ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKIND DAY WHEN THE 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS
40 %.
17.SEDIMENTS FROM AREAS DISTUUBED BY CONSTRUCTION SHALL BE RETAINDED ON SITE USING AND EFFECTIVE CMBINATION OF EROSION AND SEDIMENT CONTROLS
TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOILS SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREET,
DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND.
18.APPROPRIATE BMPS FOR CONSTRUCTION - RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE
TRANSPORTS FROM THE SITE TO STREET, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF.
NPDES NOTES
SPECIAL INSPECTION NOTE:
ALL EPDXY INSTALLATIONS REQUIRE SPECIAL INSPECTION
U.O.N.. SPECIAL INSPECTOR:
- COMPANY- ARISTA INSPECTION SERVICE, INC.
- INSPECTOR - ROBERT GETZ
-PHONE # - (949)837 -7934
JON & LINDA PRUN
3400 OCEAN BLVD.
CORONA DEL MAR, CA. 92625
TEL. 949 - 212 -4284
CONTACT: JON & LINDA
STRUCT. ENGINEER
VERTREES A &E
532 E. LAMBERT ROAD
BREA, CA. 92833
TEL. 714- 255 -9645
CONTACT: JOE VERTREES
SURVEYOR
AERO TECH SURVEYS 2
6810 AIRPORT DRIVE
RIVERSIDE, CA. 92504
TEL. 951 - 785 -0554
CONTACT: WILLIAM SCHMIDT
DESIGNER
REQUIRED SPECIAL V
INSPECTIONS LIST ON SHEET
S1.1. ALL INSPECTIONS PER
CBC 1704.1.1 AND NBMC
15.04.350 & 15.04.360.
ADD ON CONSTRUCTION & DESIGN
27068 LA PAZ ROAD #641
ALISO VIEJO, CA. 92656
TEL. 949 - 305 -7446
CONTACT: MIGUEL FERNANDEZ
CIVIL ENGINEER
LAMDA ENGINEERING 2
33175 TEMECULA PARKWAY #A505
TEMECULA, CA. 92592
TEL. 951- 676 -7688
CONTACT: HECTOR LARA
SOILS ENGINEER
HARRINGTON GEO ENGINEERING
1590 N. BRIAN STREET 2
ORANGE, CA. 92867
TEL. 714- 637 -3096
ENGINEER: CHRISTOPHER TOMLIN
SEPERATE PERMITS REQUIRED FOR 2
1. CONCRETE BLOCK FENCE > 42" HIGH
2. RETAINING WALLS
3. SOLAR AND OR PV PANELS
4. FIRE SPRINKLERS (OBTAIN FIRE SPRINKLER PLAN APPROVAL AND PERMIT PRIOR TO CALLING
FOR ROOF SHEATHING INSPECTION. PER CBC 903.2.8 & NBMC 15.05.080
5. HVAC ON ROOF OR SIMILAR
SITE INFORMATION
APN NUMBER: 052 141 16
LOT SQ.FT.: 5,833 SQ.FT. 2
ZONE: R.1
OCCUP. &USE: 1 R3 /U SINGLE FAMILY RESIDENCE / GARAGE
TYPE OF CONSTRUCTION: VB -SPR
BLOCK: 140
ALL WORK SHALL COMPLY WITH THE 2010 CRC, NBMC AND RELATED / APPICABLE CODES. 1
ALL APPLICABLE CODES: REFER TO CODE SECTIONS OF THE 2010 CALIFORNIA BUILDING
CODE (CBC); CRC = 2010 CALIFORNIA RESIDENTIAL CODE; MC = 2010 CALIFORNIA
MECHANICAL CODE; PC= 2010 CALIFORNIA PLUMBING CODE; EC = 2010 CALIFORNIA
ELECTRICAL CODE; GBC = 2010 CALIFORNIA GREEN BUILDING STANDARD CODE; 2008
CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARD.
PROJECT DESCRIPTION
BASEMENT SQ.FT. =
2,934 SQ.FT.
FIRST FLOOR (CONDITIONED) SQ.FT. =
2,147 SO. FT.
FIRST FLOOR GARAGE SQ.FT (U) =
793 SQ.F.T 2
FIRST FLOOR COVERED AREA (NOT CONDITIONED) SQ.FT. =
219 SQ.FT.
SECOND FLOOR (CONDITIONED) SQ.FT. =
2,450 SQ.FT.
SECOND FLOOR DECKS (NOT CONDITIONED) SQ.FT. =
669 SQ.FT.
ROOF DECK SQ.FT. =
811 SQ.FT.
TOTAL (CONDITIONED) DWELLING (R3) =
7,531 SQ.FT.
FIRE SPRINKLER REQUIRED:
YES
2
NUMBER OF STORIES:
2 STORIES +
E -3
BASEMENT +
E-4
ROOF DECK
PROJECT DATA
A -1
TITLE SHEET, SITE PLAN, PROJECT DATA
uj
STRUCTURAL STRUCTURAL & ARCHITECTURAL NOTES
_2
A-2.1
DOCUMENTS (COASTAL AND CITY)
AA =3
1 ST & 2ND FLOOR PLANS
AA =4
BASEMENT & DECK PLAN / WINDOW SCHED.
7-55
ELEVATIONS
AA =6
SECTIONS
A -7
ROOF PLANS & VENT CALCS.
E -1
ELECTRICAL NOTES & LEGENDS
E -2
ELECTRICAL LOAD CALCS
E -3
ELECTRICAL PLAN - BASEMENT
E-4
ELECTRICAL PLAN - FIRSR FLOOR
E -5
ELECTRICAL PLAN - SECOND FLOOR
of 2
E-6
ELECTRICAL PLAN - ROOF
P -0
PLUMBING NOTES & LEGENDS
P -0.1
PLUMBING DETAILS
PP =1
PLUMBING PLAN - BASEMENT 2
PP =2
PLUMBING PLAN - FIRSR FLOOR
PP =g
PLUMBING PLAN - SECOND FLOOR
PP =4
PLUMBING PLAN - ROOF
M_1
MECHANICAL NOTES & LEGENDS
M -2
MECHANICAL - BASEMENT & FIRST FLOOR
M_3
MECHANICAL - SECOND FLOOR
M_4
MECHANICAL - ROOF
SHEET INDEX
"ALLEY. NO ENCROACHMENT AT THE GROUND
LEVEL ARE ALLOWED WITHIN THE REQUIRED ALLEY
SETBACK AREA OF A LOT ABUTTING AN ALLEY.
ALL ALLEY SETBACK AREA SHALL BE CLEAR OF
OBSTRUCTIONS"
- - - - 2 - - - - - -
(E)REAR RETAING WALL TO REMAIN. MAX. 6' FENCE TO BE INSTALL
(E)POWER POLL ABOVE (E)RETAINING WALL. APPROVAL FOR (E)RETAIN WALL PER
MODIFICATION PERMIT (DATED JULY 22, 1969). PLEASE SEE COPY
ON SHEET A2.1. (MD NUMBER 100)
42" HIGH BLOCK WALL WITH
18" IRON RAILING ABOVE
/ a: 3 « I,, w P.�
(N)FIRE 12 - 6' FENCE °
HYDRANT LO
LOCATION ----------------- - - - - -- ----------- - - - - --
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AREA
RENT OUTLINE -
1ST FLR. FOOTPRINT
to 1
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EQUIPMENT
(N)DRIVEWAY
GRADING NOTES
AREA
I
J
I
a~
Z
I
-
GRADING SECTIONS
0 Oo
EGRESS
J Y5
oa
FREESTANDING STRUCTURES
08 -07 -12
WELL
Q
REQUIRE SEPARATE REVIEW AND
PERMITS
1
MF
I
v
EXISTING TOPOGRAPHIC MAP
of 2
I
o R "
I DECK
12 -03 -12
REQUIRED
S1.1
I
is (N)DRIVEWAY
a
I
aw
U
STRUCTURAL DETAILS
as -
W ¢
STRUCTURAL DETAILS
N F
AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT -OF -WAY.
x? _
STRUCTURAL DETAILS
2 - - --
-- a4
1
___
-O
ALL WORK RELATED TO WATER IN
A PUBLIC WORK DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE
THE PUBLIC RIGHT -OF -WAY SHALL
SHORING & FOUNDATION PLANS
BE PERFORMED BY A C -34
ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS
LICENSED PIPELINE CONTRACTOR
a
OR AN A LICENCE GENERAL
DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY /STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID
ENGINEERING CONTRACTOR.
ROOF FRAMING PLANS
DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR
- - - -"'N LW
w /vv
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a�M
AREA
RENT OUTLINE -
1ST FLR. FOOTPRINT
STAIRWELL
12 "
102.49' T.O.R. (6' -7'
ABOVE CONCRETE) I I
j I 1 U MAX FENCE TO BE INSTALLED
L-- - - - - -- DN AT SIDE PROPERTY LINE I
I
� 12 I ROOF i 4--o"
95.91 CC `LW DECK
rBA LU Q N MENT OUTLINE SECOND FLOOR FIRST FLOOR L1J EXTERIOR WALL OUTLING PRINT
C7 _ _ I
� Ln '� r n I I
YU 3 -6 ' 7 REMOVED
CHIMNEY
a 12 I ARCHED ROOF
LU o I
LU i I
C-- - - - - -- / &'7
WALL LOWERED
TO 36" MAX HEIGHT
(D
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fr w
0-<
LU
1 I
( HEIGHT CERTIFICATE REQUIRED
\ ON EXTERIOR ELEVATIONS TO ALL RIDGELINES
ABOVE 24' IN HEIGHT AND ROOF DECK PARAPET.
LU
U)
Lf,
95.83 E.G'
FRONT RETAINING WALL TO BE SEPARATED
BY A MIN. DISTANCE EQUAL TO THE MAX.
HEIGHT OF THE SERIES OF RETAINING WALL
(MIN. T BETWEEN EACH WALL)
53' -0" -
3'-0" 3
98.76 F.S. 3
95.83 E.G. 2 69' LENGTH
C FENCE -
to 1
(E)RETAING WALL -
EQUIPMENT
BE INSTALLED WITHIN
GRADING NOTES
AREA
BASEMENT OUTLINE ------ - - - - -- (E)RETAINING WALL
AWNING STRUCTURE
GRADING SITE PLAN
FOR SUN SHADE
POOLS, SPAS, WALLS, FENCES,
-
GRADING SECTIONS
PATIO COVERS AND OTHER
EGRESS
4 G -4
FREESTANDING STRUCTURES
08 -07 -12
WELL
SO -1
REQUIRE SEPARATE REVIEW AND
PERMITS
1
STAIRWELL
12 "
102.49' T.O.R. (6' -7'
ABOVE CONCRETE) I I
j I 1 U MAX FENCE TO BE INSTALLED
L-- - - - - -- DN AT SIDE PROPERTY LINE I
I
� 12 I ROOF i 4--o"
95.91 CC `LW DECK
rBA LU Q N MENT OUTLINE SECOND FLOOR FIRST FLOOR L1J EXTERIOR WALL OUTLING PRINT
C7 _ _ I
� Ln '� r n I I
YU 3 -6 ' 7 REMOVED
CHIMNEY
a 12 I ARCHED ROOF
LU o I
LU i I
C-- - - - - -- / &'7
WALL LOWERED
TO 36" MAX HEIGHT
(D
z
fr w
0-<
LU
1 I
( HEIGHT CERTIFICATE REQUIRED
\ ON EXTERIOR ELEVATIONS TO ALL RIDGELINES
ABOVE 24' IN HEIGHT AND ROOF DECK PARAPET.
LU
U)
Lf,
95.83 E.G'
FRONT RETAINING WALL TO BE SEPARATED
BY A MIN. DISTANCE EQUAL TO THE MAX.
HEIGHT OF THE SERIES OF RETAINING WALL
(MIN. T BETWEEN EACH WALL)
53' -0" -
3'-0" 3
98.76 F.S. 3
95.83 E.G. 2 69' LENGTH
C FENCE -
to 1
42" MAX FENCE TO
SITE LEGEND
BE INSTALLED WITHIN
GRADING NOTES
FRONT SETBACK
BASEMENT OUTLINE ------ - - - - -- (E)RETAINING WALL
AWNING STRUCTURE
GRADING SITE PLAN
FOR SUN SHADE
3 98.76 F.S.
99.00 T.W. -
95.83 E.G. -
"1_18' LENGTH \ 96.00 T.W.
i/d va r/d ird ird lid lid- iid rid r
- 92.74 E.G. P.L. - 53.00' 93.66 E.G. -
3 3
(E)SOFT SCAPE
�/ j n
UPGRADE/EXISTING V '� /1 -If
RAMP PER STD -1s1 -L (E)PARKING SPACE (E)PARKING SPACE (E)PARKING
II SPACE
II II II
II II II
Li u u
0
CD
0
to
N
REVISIONS
BY
0
SITE LEGEND
GG_1
GRADING NOTES
02 -22 -12
BASEMENT OUTLINE ------ - - - - -- (E)RETAINING WALL
GG_2
GRADING SITE PLAN
MF
W
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GG_3
GRADING SECTIONS
5
OCEAN BLVD. PROPERTY LINE �L PL - PARKING OUTLINE
4 G -4
GRADING EROSION PLAN
08 -07 -12
MF
SO -1
SOILS REPORT INFO.
MF
(N)RETAINING WALL
TOPO
EXISTING TOPOGRAPHIC MAP
Q
2 SEPERATE PERMIT
S1.0
STRUCTURAL NOTES
12 -03 -12
REQUIRED
S1.1
STRUCTURAL NOTES & LEGENDS
MF
12
S1.2
STRUCTURAL DETAILS
S13
STRUCTURAL DETAILS
Q
AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT -OF -WAY.
S1.4
STRUCTURAL DETAILS
1
S1.5
STRUCTURAL DETAILS
A PUBLIC WORK DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE
S2.1
SHORING & FOUNDATION PLANS
CV
ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS
SS =3
1ST & 2ND FLR. FRAMING PLANS
DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY /STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID
SS =4
ROOF FRAMING PLANS
DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR
SD -1
FRAMING DETAILS
0
SD -2
FRAMING DETAILS
O
SD -3
FRAMING DETAILS
0')
POOL NOTE: ADDITIONS, REMODELS, OR RENOVATIONS OF A SINGLE FAMILY HOME WITH AN EXISTING POOL REQUIRES THE SUCTION OUTLET OF THE
SD -4
FRAMING DETAILS
CQ
EXISTING POOL, SPA, OR TODDLE POOL TO BE UPGRADED SO AS TO BE EQUIPPED WITH AN APPROVED ANTI - ENTRAPMENT COVER MEETING THE
SD -5
FRAMING DETAILS
CURRENT STANDARDS OF THE ASTM OR ASME PER SECTION 115920 HSC
SSW -1
SIMPSON STRONGWALL DETAILS
1
STRUCTURAL OBSERVATION NOTE: STRUCTURAL OBSERVATION IS REQUIRED. PLEASE
SS W -2
SIMPSON STRONGWALL DETAILS
SEE STRUCTURAL SHEET St -1 FOR COMPLETE NOTE AND STAGES.
T -24
TITLE 24 CALCULATIONS
1
SITE
POLLUTANTS DISCHARGE:
PLAN THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM IS PROHIBITED. NO SOLID
WAIST, PETROLEUM BYPRODUCTS, SOIL PARTICULATE, CONSTRUCTION WASTE MATERIALS, OR
SCALE: 1/8" = 1' -O WASTEWATER GERERATED ON CONSTRUCITON SITE OR BY CONSTRUCTION ACTIVITIES SHALL
BE PLACED, CONVEYED OR DISCHARGED INTO THE STREET, GUTTER OR STORM DRAIN SYSTEM.
REVISIONS
BY
0
01 -26 -12
MF
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02 -22 -12
MF
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02 -24 -12
MF
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03 -16 -12
MF
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07 -05 -12
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08 -07 -12
MF
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09 -26 -12
MF
11 -20 -12
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12 -03 -12
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12 -03 -12
MF
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08 -16 -13
MF
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08 -21 -13
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DESIGNED & DRAWN BY:
MIGUEL FERNANDEZ
LIC.B- 838393
DATE:
DRAWN
M. FERNANDEZ
CHECKED
DATE
JUNE 12, 2012
SCALE PER PLAN
SHEET
A -1
ammm
A
(A) ELEVATION
9CALE: 3116' a 1'0"
- REMOVE C
HEIGHT TO DE CERTIFIED CHIMNEY
CHIMNEY —
SILL
WJ
" -L -_ zno Flrvlsx en.
) to
" 11 B3 FINISH FLGGN ""
,G "Hill GHAOE .. �. . . �.
(C) ELEVATION
SGALE:3116' = VH'
2 REMOVE
_._mil✓ �'.. .. —_ —_ 9— CHIMNEY _ —_-
INEIGNiT00ECENiIFIED _ !— _
MAX. BNLOING HEIGHT 6n1
I 6A2 2
1
CEILING @HALLWAY
I T—
(B1) ELEVATION
scAlE: 3116" = P -6•
o OEOIS> /GDI 3
i-vti /3\
(B2) ELEVATION
SCALE: 3116• - P.9•
REMOVE MAX. BUILDING HEIGHT
r - -
C IMNBY
(B) ELEVATION
SCALE: 3'18" � 1'�0'
(D) ELEVATION
SCALE:3I16 " +1' -6'
1
— HEIGHT TO BE CEgiIfIEG- — - — - — - — - — _ — - —
L~ti
SCREW
APPE6iEP
BE CERTIFIED
'1-A-- 1P BAIW Ow /MAX
sD�EgAIE VENHH pIBIIGLE551HAN <'
1. TEMPERED GLASS RAILING 42' HIGH TYPICAL.
SEE DETAIL 1/SU4
2 STUCCOL DRYWALLSH BE NNLED
TO STUDS SAND TO TOP 30 PLATE S S
3. HEIGHT OF
4. (N)WINDOWS(SEE BONED. /SHEET AA))
5. (N)DOORS(SEC SCHED. /SHEET A4)
6. (N)GARAGE DOORS
7. FLOOR UNE
6. PLATELINE
9. (NJSTUOCO EXTERIOR LATH 10 HAVE TWO
LAYERS OF GRADE D PAPER OVER ALL WOOD BASE
SHEATHING. (CRC 2010)
VL SLIDER PATIO DOOR - SEC DOOR SCFIED.
11. 2X FASCIA
12. (NDECK
13. (N)POST FOR NEW DECK
KEYNOTES
/e -Z/
14. TOP OF CHIMNEY
15.2XTRIM
1G. ROOF DECK flNISH fl.00R
17. ROOF DECK ACCESS 24SQHT.
16. NEW CHIMNEY. CHIMNEY TERMINATION 2 ABOVE
ANY PART OF BLDG WAIN 10' (SPARK ARRESTER
REQUIRED)
19. NEW STONE VENEER - CORONADO LEGEND
SERIESOUICK STACK - SAHARA BLEND/ 2
ICC -ES &2599. PLEASE SEE DETAIL 9ASD4
20. NEW ROOFING MATERIAL SHALL BE
MONIERLIFETILE I SAXONY 600 SHAKE /DEEP BROWN!
ICDESR- 1647, NEW ROOFCOVEHING "fO BE AT (EAST 2
CLASS "N' RATING. INSTALLED DRY WEIGHT 111.3 PAR
21. OPENING IMO OUTDOOR TV ROOM. HEAOERPER
PLAN
22. OPENING INTO SECOND FLOOR EXERCISE DECK.
HEADER PER PLAN
2 23.AWNING SUN SHADE S'lHUCfURE OVER PATIO
SLIDER DOOR
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GESIGNEGe OgAWN BY:
M1G11El FEflNPNGE2
LI C. Q -9393Po
DAIE'.
EAAWN
M. FERNANDEZ
CHEDXED
O11P
JUNE 12.2012
V. PER PLAN
SHEET
A -5
1
5' -6"
MAX HEIGHT OF RAMP WALL WILL
NOT EXCEED 36" IN HEIGHT
ENTRY
WHEELCHAIR WIDTH
Cj
GARAGE in
OPENING
15" TREAD &
7" RISERS
Co
zi M
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i�
RAMP @ _
5'
^N
-5"
L
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3 %SLOPE 00
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TOP
STAIRS
LOWER
Q
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LANDING
LANDING
P/L
P/L P/L P/L P/L P/L P/L P/L P/L
P/
P/L
L
O
8" BLOCK WALL
WITH 10" CAP
/
8'
SIDEWALK
W/ 7%
SLOPE
Lo
GATE—
RAILING ABOVE BLOCK WALL.
PLANTER
WALL
TOTAL MAX HEIGHT TO BE 42" HIGH -
LOWER TO
36" MAX
25' -3"
18' -4"
MARIGOLD AVE.
'�
U
U
0
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O
1 2% SLOPE
4 4'
SETBACK T
PERMITTED SECTION
ENTRANCE
WILL NOT WORK
RAILING CONNECTION
IS HIGHER THAN
"AS BUILT" ENTRANCE
2% SLOPE
6.5 R & N '
13.5T `,D C.0
�V
Z
SIDEWALK
LANDING IS 7% 7" R & 15" T
P.L. "AS BUILT" ENTRANCE
MARIGOLD ELEV.
194 AS BUILfENTRANCE W/ PROPOSED RAMP
MARIGOLD ELEV.
24
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98.93 F.F. L
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4 4'
SETBACK T
PERMITTED SECTION
ENTRANCE
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RAILING CONNECTION
IS HIGHER THAN
"AS BUILT" ENTRANCE
2% SLOPE
6.5 R & N '
13.5T `,D C.0
�V
Z
SIDEWALK
LANDING IS 7% 7" R & 15" T
P.L. "AS BUILT" ENTRANCE
MARIGOLD ELEV.
194 AS BUILfENTRANCE W/ PROPOSED RAMP
MARIGOLD ELEV.
24
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PROPERTY LINEI
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FOUND LEAD AND TAG FLUSH
IN CONCRETE, ILLEGIBLE.
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FOUND LEAD A�JD TAG FLUSH
IN CONCRETE, IL LEGIBLE.
BENCHMARK:
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PLANTER
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GRASS PARKWAY \\ I \ I PH �O>
------- - - JSIDEWK --------- - --� -- — — — — — - - - - --�
CONCRE9� c
O WV(3)
-------- - - - - --
— PROPERTY LINE PRO RTY NE PAPERBARK TREE (30"
— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — C — — — — — —
N39'5810 "E 109.99'
CONCRETE PLANTER WALL II
�- --- - - - - -�
CONCRETE O `98
ti 9� PLANTER
TE I
�
CONCRETE CONCRETE
SLIDING
EXISTING TWO STORY RESIDENCE
jII�- T 9
9 Tc 82� CONCRETE
9���GG cc 8ss
T 99 pO�eG NO (FIRST
'99 OVERHA FLOOR
O
BLOCK WALL (8') N
00000 r�s- LS- s�- r- �s- s� -r�s -L _ �s - 7- s- > -T -r-F-
1 =
PROPERTY LINE ..m`O PROPERTY LINE
ORANGE COUNTY BENCHMARK N64 -26 -71 ELEVATION NAVD88 = 87.953
FOUND 3 3/4" ALUMINUM DISK STAMPED "NB4- 26 -71" DOWN 0.3' FROM
TOP OF CURB. MARK IS 0.7' BEHIND BACK FACE OF CURB AND 2 -FEET
NORTHEASTERLY OF THE NW CURB RETURN BCR OF POPPY AVE AND OCEAN BLVD
TEMPORARY BENCHMARK:
TOP OF CROWN ON TOP OF FIRE HYDRANT LOCATED NEAR THE NORTHWEST
CORNER OF THE PARCEL AT 3400 OCEAN BLVD.
ELEVATION = 101.71
BASIS OF BEARINGS:
THE BASIS OF BEARINGS FOR THIS MAP IS THE SOUTHWESTERLY
LINE OF BLOCK 140, MM 4/67, BEING N49 °59'35 "W PER RECORD OF
SURVEY NO. 97 -1073 AS RECORDED IN BOOK 166, PAGE 30,
OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
SURVEYOR'S NOTES
1. FOR BOUNDARY INFO. SEE RECORD OF SURVEY 2010 -1166 RS 252/2
2. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY
CORNERS OR OFFSETS BEFORE STARTING GRADING.
BAG UNOeR CONSrRNCr /ON
LEGEND
CATV DENOTES CABLE TELEVISION
CC
DENOTES
CONCRETE
CO
DENOTES
SEWER CLEAN OUT
EG
DENOTED
EXISTING GROUND
HFF
DENOTES
HOUSE FINISHED FLOOR
FH
DENOTES
FIRE HYDRANT
FS
DENOTES
FINISHED SURFACE
PP
DENOTES
POWER POLE
TBM
DENOTES
TEMPORARY BENCHMARK
TO
DENOTES
TOP OF CURB
TO
DENOTES
TOP OF GRATE
TW
DENOTES
TOP OF WALL
WM
DENOTES
WATER METER
WV
DENOTES
WATER VALVE
( )
DENOTES
EXISTING ELEVATION
PALM
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R
CONS
rRNCr /ON
w
N39 °58'07'E 110.00'
OVERHANG (FIRST FLOOR)
GARAGE DOOR
VERHANG (SECOND FLOOR)--,----,\
RETAINING WALL (HEIGHT VARIES 2.7' TO 4.0')
UNDER CONS7%Cr /ON
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DISPOSITION NOTES
PRECISE
GRADING PLAN
k
JOIN AND MATCH EXISTNG
3400 OCEAN
BLVD, CORONA DEL MAR
Q2 PROTECT IN PUCE
a DEMOLISH AND DISPOSE
Area of grading
A PUBLIC WORKS DEPARTMENT EIJCROACHMENT PERMIT INSPECTION 15 REQUIRED
disturbance- 5830 sf = 0.13 acres BEFORE THE BUILDING OSHARTMENT PERMIT FINAL CAN BE ISSUES.
- - -
-
- - - -
- - - - -
- - - - -
_C AT THE TIME OF PUBLIC WORKS INSPECTION. IF ANY OF THE EXISTING PUBLIC
- _ - - - - - - - - - - - - - - - - C// 1RPRppEF )EFTS- SITWRdURb1FCt"rNESRE -IS O GHTACEST NEW- CORCitFIE- - - - - - -
® cpwsmuci PER ARCnIYEC's PUNS-
CONSTRUCTION NOTES
SIDEWALK. CURB AND GUTTER, AND ALLEY /STREET PAVEMENT WILL BE
REQUIRED AND 100% PAID BY THE OWNER. ALL WORK RELATED TO
WATER IN ME PUBLIC
LICENSED LAND SURVEYOR SHALL PERMANENTLY MONUMENT
ALL PROPERtt CORNERS OR OFF5ET5 BEFORE 6TARTING GRADING
SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE
AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. IBE PERFORMED5BY A
1 CONSTRUCT PCC SUB PER DEY. /C -1
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