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Home My WebLink About14 - Coastal Development Permit Waiver at 129 46th StreetTO: FROM CITY OF NEWPORT BEACH City Council Staff Report April 11, 2017 Agenda Item No. 14 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL Kimberly Brandt, Community Development Director - 949-644-3232, kbrandt@newportbeachca.gov PREPARED BY: Brenda Wisneski, Deputy Community Development Director — bwisneski@newportbeachca.gov PHONE: 949-644-3297 TITLE: Pending Coastal Development Permit Waiver for De Minimis Development, Located at 129 46th Street (PA2017-017) ABSTRACT: On March 31, 2017, the Community Development Director (Director) issued a Waiver of De Minimis Development for a duplex located at 129 46th Street. Pursuant to the Newport Beach Municipal Code (NBMC), City Council members have the opportunity to request that the proposed project obtain a coastal development permit instead of the waiver. Two or more Council Members are required to make this request. Otherwise, the waiver determination will become effective. RECOMMENDATION: a) Determine this action is not a project as defined exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because this action is to receive and file only and will not result in a physical change to the environment, directly or indirectly; and b) Receive and file. FUNDING REQUIREMENTS: There is no fiscal impact related to this item. BACKGROUND: Below is a description of a Waiver for De Minimis Development to be issued by the Director. In this case, the proposed development is eligible for a waiver because the property is not located in the appeal area nor in an area where the Coastal Commission retains permit jurisdiction. Additionally, it has been determined that the proposed development will not have an adverse affect on coastal resources, the development is consistent with all applicable development standards and regulations of the Local Coastal 14-1 Pending Coastal Development Permit Waiver for De Minimis Development April 11, 2017 Page 2 Program and public notice of the Director's determination was provided in accordance with the NBMC. Pursuant to NBMC Section 21.52.055, a Waiver for De Minimis Development will become effective unless two or more City Council members request at the April 11, 2017 meeting that an application for a coastal development permit be processed in accordance with the Chapter 21.52 (Coastal Development Permit Procedures) of the City's certified Local Coastal Program Implementation Plan. Proposed Waiver for De Minimis Development Project Name and Address Applicant Case Number Project Description Palazzola Pacific CD No. Demolition of an existing one-story, single-family Duplex Coast 2017-003 residence with an attached garage and 12946 1h Architects, (PA2017- construction of a 29 -foot high, three story, 3,259 Street Phil 017) square -foot duplex. The development also Edmondson includes a one -car garage and tandem covered parking space for each unit. The design includes hardscape, drainage, and 12 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. ENVIRONMENTAL REVIEW: Staff recommends the City Council find that the action to receive and file the subject waiver is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. The Director's determination of a Waiver for De Minimis Development includes a Class 3 exemption (New Construction and Conversion of Small Structures), as the project is a duplex, located in a Two -Unit Residential Zoning District. NOTICING - This agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). Public notice of the Waiver for De Minimis Development was mailed and posted on-site in compliance with Title 21 of the NBMC. ATTACHMENT: Attachment A — Palazzola Duplex Waiver for De Minimis Development (PA2017-017) 14-2 Attachment A Palazzola Duplex Waiver for De Minimis Development (PA2017-017) 14-3 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov COASTAL DEVELOPMENT PERMIT WAIVER FOR DE MINIMIS DEVELOPMENT Application No. CDP No. CD2017-003 (PA2017-017) Applicant Pacific Coast Architects, Phil Edmondson Site Location 129 46th Street Palazzola Duplex Legal Description River Section, Block 46, Lot 10 and Por. of Sec. 19 T. 6 R. 10 Determination Date: DETERMINATION March 31, 2017 The Community Development Director herby waives the requirement for a Coastal Development Permit pursuant to Section 21.52.055 of the City of Newport Beach Municipal Code (Local Coastal Program Implementation Plan). The issuance of this Waiver for De Minimis Development is based on the project plans and information provided by the applicant. If, at later date, this information is found to be incorrect or the plans revised, this decision will become invalid; and any development must cease until an amendment to this Waiver for De Minimis Development is obtained or, a Coastal Development Permit is obtained or, any discrepancy is resolved. REQUEST/PROJECT DESCRIPTION A request for the demolition of an existing one-story single-family residence with an attached garage and construction of a 29 -foot high, three story, 3,259 square foot duplex. The development also includes a one car garage and tandem covered parking space for each unit. The design includes hardscape, drainage, and 12 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. COASTAL ZONING DISTRICT/LAND USE CATAGORY Coastal Zoning District: R-2 (Two -Unit Residential) Coastal Land Use Category: RT -E (Two Unit Residential — 30.0-39.9 DU/AC) 14-4 RATIONALE The subject property is located in the R-2 Coastal Zoning District which, is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. The property is not located in the Appeal Area. Therefore, a Coastal Development Permit is not required and a De Minims Waiver can be issued if the project will not adversely affect coastal resources and is consistent with the certified Local Coastal Program. The subject property is developed with a single family home on a lot designated for residential development. The property is located in an area eligible for a Categorical Exclusion, however, the proposed duplex exceeds the 1.5 floor area limit identified in Categorical Exclusion CE-5-NPB-16-1. The duplex otherwise complies with all other applicable CEO limits and standards. Additionally, the proposed duplex and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 (NAVD88) minimum finished floor elevation and off-street parking (2 spaces per unit). The project site is not located between the nearest public road and the sea or shoreline and re -development will not affect public recreation, access or views. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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 California Building Code (CBC) prior to building permit issuance. The property is not located within 100 feet of coastal waters. Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes percolation features and is designed to retain dry weather and minor rain event run- off on-site. Any water not retained on-site is directed to the City's storm drain system and not directly to the ocean or bay. The design, bulk and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The property is not located near designated Public View Points or Coastal View Roads and will not impact public coastal views. WAIVER EFFECTIVENESS This waiver will not become effective until reported to the City Council at their April 11, 2017 meeting. If two City Council members object to this Waiver for De Minimis Development, a coastal development permit will be required. ENVIRONMENTAL REVIEW 14-5 This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (Class 3 - New Construction and Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. Class 3 exempts the construction of limited numbers of new, small structures, including a duplex, located in a Two -Unit Residential Zoning District. PUBLIC NOTICE Notice of a pending coastal development permit application was posted on the project site at the time the application was filed with the City. Notice of intent to issue a Waiver for De Minimis Development was mailed to all owners of property and residents within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), the applicant, the Coastal Commission and all persons who have requested notice, at least 7 days prior to the de minimis determination by the Director. Notice of intent to issue a waiver was also posted on the subject property at least 7 days before the Director's determination consistent with the provisions of Implementation Plan Section 21.52.055.D. On behalf of Kimberly Brandt, AICP, Community Development Director Gregg R irez Senior Planner BW/gbr Attachments: CD 1 Vicinity Map CD 2 Project Plans 14-6 Attachment No. CD 1 Vicinity Map 14-7 VICINITY MAP CDP No. CD2017-003 PA2017-017 129 46th Street 14-8 .4�.:� m a Y a s� S. �P Via. a �i: �yF: �a 2/v;n p4e� � S'J• � r� y as PI ¢�f,� o SSS " � Y �� >4 `� �`� �„p e`Ssm Y9 _�8.. ��• e�S ;r..'4• 01 01 �� • • L'J 4 boa '� q „ all CDP No. CD2017-003 PA2017-017 129 46th Street 14-8 Attachment No. CD 2 Project Plans 14-9 4th. V=CTET Lu W W N � 0 O I � CONC.WALK VICINITY MAP: Z NTS `'b ASC SPERIOR AVE. �� R cOgsr r Nu 61 z0 m 71- r �� COURTYARD '�� DIN - LL W 2R n I E �a 0 r 11�I roe I :I 7 IIfi�1�� 3 i�lml, PACIFIC PROJECT LOCATION: 129 46th STREET CONDOMMUM eLa I 2 4C�III h S T FR E E T rye NEWPOGDT EAIN9 "�o 922 ABBRE V I AT I ONS: AB I I 0 0 I I 1 -CARS 1 -CARS ANCHOR BOLT EXP EXPANSION NS NEARSIDE ABv ABOVE EXT EXTERIOR NTA NDTTOSCALE AC ABFHALTC CONCRETE EW EACH WAY OO 01 CIENTER ALOJ ACOUSTICAL PDG Fin DEPARTMENT CONI OPG OFEl AD AREA DRAIN FP FINISH FLOOR OD OUTSIDE DITMIRIOV ADO'L ADDITIONAL Fa FINISH GRADE OH OYEREAp ADJ ADJACENT FIN FlNIBH FFJ PERIMETER FELT JOINT AL, ALUM ALIAMINIAM FIN SR=. Pi EUWACE PG PANT GRADE ALT ALTERNATE FJ FLOOR JOIST PL PLATE APPROX APPROXIMATE FLR FLOOR PLA$ RASTER ASB A$BESTO$ FL FLOW LINE PLIIIID RMWOD ASP ASPHALT FOF FACE OF FIN PLUMB RIMBNG ASBO AS SELECTED MY DINER FOO FACE OF CONCRETE FR PAIR BD BOARD FOFI FACE OF MASONRY PRF Fil BEL BELOW FOE FACE OF SND Pi PROVIDED BLDG BUILDING W FIRE F'IROOF R RAD I'll BLK Ell EELOCY�. BLOCKING FS FAR SIDE, FNISH Ell RD ROOF DRAW EM BEN•( FT FOOT REF REFER EW 5OJNDRY NAILING FTG FOOTING REG REGISTER BOT BOTTOM GA GAUCaE FF FEINFOfFm BR BEDROOM GALV GALVANIZED REO, REOD REWIRED BRC BRACKET GO GARBAGE DISPOSAL REV RENSED BTW BETLEEN GI. GALVANIZED IRON R1 ROUT CAB CABINET GI_ GLA% ISO I'll CB CATCH BASIN GRD. BM, GRADE BEN'( RD. R OFE NM CEIL, CLG CEILING GYP GYPSUM RUP FEDJDOD CER CERAMIC HB ROBE 5155 Sc SOJD GORE O.I. CART IRON HO HOLLOV COPE•: SCH SCIELULE G CEILING JOIST HDR HEADER SGR SCREEN CL CENTER LINE NORM HEADROOM SECT ECTIal CL, CLR CLEAR HPUR HAR JL OF 51PFLDOR CLD CLADDING MGR, HNGR HALER SLIT &FET CLOS CLOSET HM HOLLOJI METAL SHTG SIE£TNG CLS CLOSING HORIZ HORIZONTAL SIM WILIAR OMT CEMENT HR HOUR $FECB BPEOFIGTIONS al CadCfETE MAA WIT HT HEIGHT SD SOAR! ON CCNTHIIOA NA (LNG HVAC HEATHS. VENT, I AC. STAGS STAGGERED COL COLUFN HW HOT WATER $TD STAmATD OONC CONCRETE ;ADD HARDJIOOD BTL fil GOND CONDITION ID INSIDE DIMENSION STOR STORK£ COAT CONNECTION IN INCH STR STRJCT STRICNRAL CONST CONSTRUCTION INSTIL ii$(ISP SUI CONT CLTTNIIW$ INT INTERIOR T N B TOP 15OTTOM CONTR5 CONTRACTORS INV INVERT T 1 G TONG)E 1 GROOVE CO. COLUMN JST JOIST TC TOPOFORIS C.T. CERAMIC TILE JT JOINT TEL, TELE TELERbE CTR COUNTER KIT KITCHEN i5'iP 1FTIPJRdRY CTSK CONJTERSINK L LENGTH TN TOE NAIL CW LOLD WATER LAM LAMINATED TOC TOP CF CUKFHTE DBL DOIBLE LAV LAVATORY TOF TLPCFFOOTHG DET, DTI_ DETAIL LG LONG TOB TOP W 81EEL, TOP CF BLAB OF. DRNl FOINTAN LN. FT. LINEAR FOOT TOL, TW TOPCFII DH DOUBLE 43*1 LNOL LINOLEUM TP TOP RATE DIA DINE:TER LT LIGHT T8 TCPCFSUE'wRsF DIM DIMENSION LT. W. LGHT Ull TTP TYPICAL ON DOWN MANUF, MPGR MALFACTUR£R VENT Vc m DP DEEP HAIL MATERIAL VER VERT VER(ICAL DRIP DRAWING MAX MAXIMl1M K VINTL TILE EN END NAILING HIS MACHINE BOLT VTR VENT TML ROCP EA EACH MEOW MECHAIICAL UNO. INP%NME0011ERR% EF EACH FACE MET, ML METAL W ii WIDTH SLED ELECTRICAL MN MINP9AI LC WATER CLOSET ELEv ELEVATION (N) NEL JD WLVD EO EOJAL NA NOT APPLICABLE J,yN WATER HEATER EQUIP EOWIPIENT NAP NOT A PART WI IRDGHi (RGI ES EACH SIDE NAT NATURAL JR EATER FE&BiMli EXIST EXIBTRG NIC NOT IN CONTRACT W$ HEATER STRIP EXP. JT.EXPPINSION JOINT WT Sill (E) EXIBTIMG W1FI JELDED WRE TESH El SITE PLAN NOTES: GARAGE GARAGE I. THIS DIMENSION IS OUTSIDE FACE OF STUD TO UP 2 5 PROPERTY LINE. ENTRY CLR CLR UNIT B 2. (2) (N) GAS METERS, RECESSED IN WALL. 3. (2) (N) 200 AMP ELEC. PANELS II 4. WOOD GATE `^ 5. (N) Ill TALL CMU WALL. 6. (N) V-0" TALL CMU WALL. 1. (N) WATER METER AND (E) WATER METER, (2) TOTAL. 6. GARDEN WINDOW TO PROPERTY LINE. - 9. (N) TRASH ENCLOSURE, 6" CMU, 6'-0" TALL. ARPOR U { II j SITE PLAN LEGEND: CLR I (N) RESIDENCE AREA OF (N) DROUGHT W(3 TOLERANT LANDSCAPE wm.. AREA OF (N) HARDSCAPE N53°4135'E L=30.00' (N) CMU WALL, 6'-0" MAX. HT. Q O (N) CMU WALL, 3'-0" MAX. HT. �O FOR MORE INFO, REFER TO C04�GRSITE ADING DRAINAGE PLAN 61TE PLAN APN 424 -412 -fro (LOT 10, BLOCK 46, RIVER SECTION) SCALE I/4"=I'-0" DEFERRED SUBMITTALS: (DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY) I. FIRE SPRINKLER PLANS ARE REQUIRED TO BE SUBMITTED TO NBFD. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHTG. INSPECTION. 2. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER Al STD. 215. SOUND LEVEL NOT TO EXCEED 50 DBA, (55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT), PER SECTION 10.211 OF THE NEMC. LOCATION MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. THIS ITEM IS TO BE DEFERRED. 3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURE REQUIRE SEPERATE REVIEWS AND PERMITS. GENERAL NOTES: I. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT OF WAY, AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. 2. A PUBLIC WORKS DEPT. ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPT. PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPT. INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. 5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 6. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 1. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEROF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA. 8. THE COVERED ROOF DECK MUST REMAIN OPEN ON ONE SIDE AS SHOWN ON PLAN AND IS NOT ALLOWED TO BE ENCLOSED. PROJECT DIRECTORY: ARCHITECT: PACIFIC COAST ARCHITECTS 2600 NEWPORT BLVD, SUITE 114 NEWPORT BEACH, CA 92663 1949) 615-9468 ATTN: PHIL EDMONDSON SURVEY: BACK BAY SURVEYING 4 MAPPING 2338 TUSTIN AVE. NEWPORT BEACH, CA 92660 1949) 631-1825 DOUGLAS O. FOSTER PROJECT DESCRIPTION: CONSTRUCT NEW THREE STORY DUPLEX CONDOMINIUM. CONSTRUCT NEW 6" C.M.U. WALLS AND CONCRETE FLATWORIG. CONSTRUCT NEW DRAINAGE SYSTEM. PROJECT DATA: APN: 424-412-1(o OCCUPANCY TYPE: R-I/U_1 BUILDING TYPE: Q SPRINKLERED (PER NFPA 13D) YES ZONE R-2 FRONT SETBACK 10'-0" SIDE YARD SETBACK V -01I REAR SETBACK 5'-0" HEIGHT LIMIT 29'-011 LOT AREA 2,548 SF. BUILDABLE AREG(Ix BUILDABLE)* 1,611b SF. MAX ALLOWABLE SR (2x BUILDABLE) 3,3552 SR MAX. ALLOWABLE 3rd FLR SF. (20`e OF BUILDABLE) 3358 SF. MIN. READ. OPEN SPACE SF. (15% OF BUILDABLE) 252 SF. * BASED ON EXACTLY 30'-0" WIDE LOT PER PLANNING DIVISION PROPOSED FLOOR AREA: FIRST FLOOR AREA (CONDITIONED) 813 SR SECOND FLOOR AREA (CONDITIONED) 1063 SF. THIRD FLOOR AREA (CONDITIONED) 334 S.F. TOTAL CONDITIONED 2,810 SF. GARAGE AREA (NON -CONDITIONED) 449 SF. TOTAL GROSS AREA 3,259 S.F. OPEN SPACE PROVIDED (252 S.F. REQ.) 362 SF. TOTAL BEDROOM COUNT 5 MISC. AREAS: ROOF DECK COVERED AREA 501 5.F -- ROOF DECK OPEN AREA 321 S.F. LANDSCAPE AREA 12 S.F. UNIT 51REAKDOWN: UNIT A (GOND)MONED) S.F. ,094 UNIT A (GROSS) 1,292 S.F. UNIT 5 (CONDITIONED) 1,116 S.F. UNIT B (GROSS) 1.964 S.F. LIST OF DRAWINGS: 1. TITLE/DATA SHEET 4 SITE PLAN 2. TOPOGRAPHIC SURVEY 3. SITE GRADING 4 DRAINAGE PLAN W/ NOTES 4 DETAILS 4. EROSION CONTROL PLAN W/ NOTES 4 DETAILS 5. FLOOR PLANS 6. ROOF PLAN 4 AREA CALCULATIONS 1. EXTERIOR ELEVATIONS 6. BUILDING SECTIONS NO. C0111i REIN. 12-31-11 L) Q 2 AWL) N 4 FlQ�m A 0 o�W )_Z w O n� LLI w w v w 10 MAR. 2011 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH. GA.92863 I9491 675-8466 F06or - 06 14-10 II eN I b I io—GARAGE • IF ' ' . I " i . " \ F.F. = 8.03 AT > I GARAGE%OOR + I. Y 7 d I. F . � C a � ySET LEM TAd & TAG' I ` b { I � • "� BUILDING 'OVERHAOO - d TAMED *LS 4599' (ON Y I :j j - . � • . L�___, P.L. PROD AT,1" O{S). + s -21 ' PQUIT C: LINLw F 1 + Y d v v • � F + + t 9: v Pgo [ �b d a a tz • d d 4 1 � LI s1 4 A - ° . 5^ s dY r • - d s V ,Q b r d a f s - G 6 SET 1 FAQ TACK & TAG - i 4 + TAGGED `LS 4599"' (ON . P.L. PROD AT i • d Y c'r ffi 77 `6 d = LMT111;e7.1� GARAGE GARAGE i)iiOR . � I EXISTING 1�i�(�] _ � d. 131 46th STREET y . 2 STORY WOOD SIDING HOUSE iLp L �. � � �.--_ _ .� WATER METER HOUSE HEIGHT` = 2' - I e . . c0- F.F. = 8.38 ALT SLIDING DOOR . 9 g3 O � ry X111 � -NATORAL GROUND— &g HG - Tal BUILDING OVERHANG - r d 4 � d A -. / GA _ EW/ PATIO ON TOP F.P. = 8.60 AT GARAGEDOOR N. - NORTH ®. w 3 S.E �,TM wo � I n 1S ( TREE W. - WEST 0. d=D TYP. - TYPICAL r' DIA - DIAMETER /'a SEWER MANHOLE P.L. - PROPERTY LINE lJ NO. - NUMBER - CENIFRUNE SYtAOOL A. C-. - ASPHALT GON7ETE C.L. - CENTER LINE CONC. - CONCRETE FOUND MONUMENT AS NOTED FO. - FOUND - fl - SET MONUMENT AS NOTED 1, - WITH E Y - EASTERLY EO' v&Y - WESTERLY - EXISTINGELEVAUON L/A - LANDSCAPED AREA P/A - PLANTER AREA W/H - WATER HEATER EA - RNLSHED SURFACE ASPHALT FC - FINISHED SURFACE CONCRETE FP - FINISHED SURFACE PAVERS NG - NATURAL GROUND FL FLOW NINE TC TOP OF CURB LEGAL DESCRIP'nON: Na J@ iFi LTO ik -NATMAL GROUND1 ROOF?OVE.RHAHG d 17 ICY- n d 3 w.. 17 a .� IDEANOUT ...___ NORTHERLY LPNE OF `°i d • . BLOCK 46, M.MA 4/25 SEWER { r f EXISTING E IDE E 129 46th STPX, ET 1 a z 1 STORY WOOD SIDING HOUSE � # HOUSE HEIGHT 12':t :t I STEM "i � HOUSE AREA 648 .�°.� kOt� OVERHANG TF+ . ..... sr s m a'<ra�.av+Ww 'I'+ isrs'I'anTr.+ \ ,�,. - pg= ��`�"• v ! . 46 P E A\ APA: 424-412--16 c lri LCllc7 l�I.`_.1 €I Ll V ) ' : • b r + s .� * . _ ROOF QMoaP 4G' iTYP.YHIM. 6m GAS 1 �'° SUED 1, ni' : F ''T CONC. PAD v EXISTING RESIDENCE 127 46th STREET 2 STORY STUCCO HOUSE 'UnT TQV 7T1r4 r T Y`i` — 1121-. i 34J iJ tJ''" i ililSPi A A LyR .�. F.E. = 8.65 AT FRONT OF HOUSE THE LAND REFERRED TO HEREON IS SITUATED IN THF CITY OF NEWPORT OEAal. COUNTY OF ORANOE, STATE OF CALWOMIA AND IS DESCRIBED AS BEGINNING AT TIE MOST SOUTHERLY CORNER OF LOT 10 IN BLOCK 46 OF RIVER SECTION, NEWPORT LTEACH, IN THE CITY OF NEWPORT BEACH, AS S140M ON MAP THEREOF RECORDED IN BOOK 4. PAGE 25, MISCELLANEOUS NAPS, RECORDS Or SAID ORANGE COUNTY. AND RUNNING THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF SAID LOT AND THE NORTHWESTERLY PROLONGATION THEREOF TO ITS INTERSECTION WRTH THE NORTHEASTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF LOTS 11 TO 16 INCLUSIVE, IN SAID BLOCK 46; THENCE NORTHEASTERLY ALONG SND NORTHEASTERLY PROLONGADON OF THE NORTHWESTERLY LINE OF LATS 11 TO 16 INCLUSIVE. A DISTANCE OF 30 PEST; THENCE SOUTHEASTERLY PARALLEL TO THE SOUTHWESTERLY LINE OF SAID LOT 10. 85 FEET TO THE SOUTHEASTERLY LINE OF LOT 10; THENCE SOUTHWESTERLY LAVE ALONG SAID SOUTHEASTERLY LINE 3D FEET TO THE POINT OF BEGNNINC. COMMONLY KNOWN AS 129 46th STRFEI", NEWPORT BEACH, CA O 2 4 S 12 f',RAPHir S('At F; T"=d' BENCH MARK: COUNTY OF ORANGE EM 04132-7-77 DESCRIBED BY OM 2OD2 FOUND 3 3\4* OCS ALUMINUM BENCHMARK USK STAMPED "ND2-7-77', SET IN THE SOUTHWEST COMER OF A 7 FL BY 4.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF SUPERIOR AVENUE AND PAaHC COAST HIGHWAY, 400 FT. EASTERLY OF THE CENTERUNE OF SUPERIOR AVENUE AND 48 FL SOUTHERLY OF THE CENTER MEDIAN ALONG PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK ELEVATION = 8.565 (NAVQft YEAR LEVELED 2045) LI Y [ + Li. d yN a1€n a8. N r a - t _- -%W 1JIv ii "vS- - ISI. . s I N N l ED. LEAD TACK & TAG TAGGED -RCE 13607'NO mi��Cc PROD AT f 0/0" LL�4.J !S IJ fS I R^ttt iD�D �� EAT. 9%30/47 # f } V= Na. €589 DOUGLAS 0. -FOSTER P.L S. - 4599 s' NCIH WOOD N E LY OF P PUNT PLANTER I Al RLW'LY OF P.L) SET LEGA TACK 4 TAG TAGGED 'LS 4399' (GN P.L, PROD AT 1' 0/S) L3 2 FD. LEAD TACK & TAG TAGS "RCE 13507' NO REFERENCE (ON P.L. PROD AT 1` O/S) E ®. w 3 wo � I n 1S ( I .. J m 0. d=D W a EWI 3 z r' I TOPOGRAPHIC SURVEY FOR ARCHITECTURAL PURPOSES ONLY. I J.N. 2016-14 NO. WIS423 f a -31 -IT m N In a u ami o�Q N Q N m (L O zv0- pNw -,_z w w 0 w V U O OL O 10 MAR. 2011 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH, GA. 92663 (949) 675-9468 GENERAL GRADING SPECIFICATIONS I. ALL WOW SHALL CONFORM TO 2. EROSION CONTROL DEVICES SHALL RETAINED ON SITE USING STRUCTURAL PLACING OF THE FILL. DRAINAGE CONTROLS TO THE READILY TRANSMIT WATER IF MAXIMUM EXTENT PRACTICABLE. CHAPTER 15 OF THE NEWPORT BEACH BE AVAILABLE ON SITE BETWEEN 1. STOCKPILES OF SOIL SHALL BE CONTAIN HAZARDOUS SUBSTANCE PROPERLY CONTAINED TO MINIMIZE CONSIDERED NECESSARY BY THE SEDIMENT TRANSPORT FROM THE SITE MUNICIPLE CODE (NEMC), THE TO STREETS, DRAINAGE FACILITIES OCTOBER 15 AND MAY 15. 4. FILLS SHALL BE KEYED OR BENCHED RUNOFF, VEHICLE TRACKING, OR WIND. B. ENGINEERING GEOLOGIST AND SOILS PROJECT SOILS REPORT AND 3. CONSTRUCTION RELATED MATERIALS, CEMENT PRODUCTS, SOLID OR LIQUID WASTES, SPILLS, OR RESIDUES SHALL INTO COMPETENT MATERIAL. BE RETAINED ON SITE TO MINIMIZE ENGINEER A COMPACTED FILL TRANSPORT FROM THE SITE TO SPECIAL REQUIREMENTS OF THE 3. BETWEEN OCTOBER 15 AND MAY 15, ADJOINING PROPERTY BY WIND OR ASBESTOS FIBERS, PAINT FLAKES OR RUNOFF. BLANKET WILL BE PLACED. 4. RUNOFF FROM EQUIPMENT AND PERMIT. VEHICLE WASHING SHALL BE EROSION CONTROL MEASURES SHALL 5. ALL EXISTING FILLS SHALL BE UNLESS TREATED TO REMOVE FLOATABLE WASTES: WASTES FROM SEDIMENT AND OTHER POLLUTANTS. ANY ENGINE/EQUIPMENT STEAM BE IN PLACE AT THE END OF EACH S. ALL CONSTRUCTION CONTRACTOR APPROVED BY THE SOILS ENGINEER 15. THE ENGINEERING GEOLOGIST SHALL 2. DUST SHALL BE CONTROLLED BY REQUIRED BEET MANAGEMENTg, WOWING DAY WHENEVER THE PRACTICES AND GOOD OR REMOVED BEFORE ANY HOUSEKEEPING MEAbURE9 FOR THE PERFORM PERIODIC INSPECTIONS PROJECT 917E AND ANY ASSOCIATED WATERING MID/OR DUST PALLIATIVE. CONSTRUCTION STAGING AREAS. FIVE-DAY PROBABILITY OF RAIN b. AT THE END OF EACH DAT OF ADDITIONAL FILLS ARE ADDED. CONSTRICTION ALL DURING GRADING. B. SANITARY FACILITIES SHALL BE MATERIALS SHALL BE COLLECTED EXCEEDS 30 PERCENT. DURING THE REMINDER OF THE YEAR THEY SHALL b. ANY EXISTING IRRIGATION LINES AND 16. NOTIFICATION OF NONCOMPLIANCE: IF, 1. CONSTRUCTION SITES SHALL BE MAINTAINED ON THE 51TE DURING THE MAINTAINED IN SUCH A CONDITION BE IN PLACE AT THE END OF THE THAT UNANTICIPATED STORM DOES C15TEWS SHALL BE REMOVED OR NOT CARRY WASTES OR POLLUTANTS IN THE COARSE OF FULFILLING THEIR OFF THE SITE. DISGHAR.ES OF CONSTRUCTION PERIOD.WORKING MATERIAL OTHER THAN DAT, WHENEVER THE DAILY STORM-WATERARE ALLOWED ONLY CRUSHED M PLACE AND BACKFILLED WHEN NECESSARY FOR RESPONSIBILITY, THE CIVIL ENGINEER PERFORMANCE AND COMPLETION OF QUALITY CONTROL BOARD. MISC. NOTES: RAIL -FALL PROBABILITY EXCEEDS 50 RROVED BY THE SOILS THE SOILSNEER ENGINEER THE 4. WORK HOURS ARE LIMITED FROM 1:00 PERCENT. ENGINEEAND ENGINEERING GEOLOGIST THE AM TO 6:30 PM MONDAY THROUGH AT TESTING AGENCY FINDS THAT THE FRIDAY, 8:00 AM TO 6:00 PM 4. LMID6CAPINO PLANS SHALL BE 1. THE ENGINEERING GEOLOGIST AND WORK IS NOT BEING DONE IN SATURDAY$, AND NO WORK ON SUBMITTED FOR APPROVAL, WOWATE SOILS ENGINEER SHALL, AFTER GRADING PNCE WITH THE APPROVED SUNDAYS AND HOLIDAYS PER COMPLETED AND A CERTIFICATE O CLEARING AND PRIOR TO THE GRADING PLANS, THEIMMEDIATELYDISCREPANCIES SECTION 10-28 OF THE NEMC. CONFORMANCE RECEIVED THE PLACEMENT OF FILL IN CANTONS, SHALL BE REPORTED IMMEDIATELY RI CITY GRADING ENGINEER PRIOR TO INSPECT EACH CANYON FOR AREAS IN WRITING THE PERSON IN 5. NOISE, EXCAVATION, DELIVER? AND CLOSURE OF PERMIT, UNLESS WAIVED �MI STABILITY AND F T CHARGE OF THE GRADING WORK AND REMOVAL SHALL BE CONTROLLED BY THE CITY GRADING ENGINEER D DETERMINE THE PRESENCE OF, OR TO THE CITY GRADING ENGINEER PER SECTION 10-28 OF THE NBMC. POS6IBILIT7 OF FUTURE RECOMMENDATIONS FOR CORRECTIVE 6. THE STAMPED SET OF APPROVED 5. TEMPORARY DESILTING BASINS, WHEN ACCUMULATION OF, 9UBSURFAGE WATER OR SPRING FLOW. IF NEEDED, MEASURES, IF NECESSARY, SHALL BE PLANS SHALL BE O1 THE JOB SITE SQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF DRAINS WILL BE DESIGNED AND SUBMITTED TO THE CITY GRADING AT ALL TIMES. THE PROJECT CONSTRUCTED PRIOR TO THE ENGINEER FOR APPROVAL. 1. PERMITTEE AND CONTRACTOR ARE PLACEMENT O FILL IN EACH DOCIMEMATION: RESPONSIBLE FOR LOCATING AND REQUIRED INSPECTION& RESPECTIVE CANTON. PROTECTING UTILITIES. 1. G A PRE-GRADINMEETING SHALL BE 8. THE EXACT LOCATION O SUBDRAINS I. AN A6-5IILT GRADING PLAN SHALL PREPARED THE CIVIL B. APPROVED DRAINAGE PROVISIONS SCHEDULED 48 HOURS PRIOR TO FIELD SHALL BE SURVEYED IN THEENGINEER INCLUDING ENGINEER ORIGINAL AND PROTECTIVE MEASURES MUST BE START O GRADING WITH THE FOR LINE AND GRADE. GROUND SUIWACE ELEVATIONS USED TO PROTECT ADJOININGGRADING FOLLOWING PEOPLE PRESENT: OWNER CONTRACTOR DESIGN CIVIL S. ALL TRENCH BACKFILLS SHALL BE A6 -GRADED GROUND SURFACE PROPERTIES DURING THE GRADING ENGINEERSOILS ENGINEER COMPACTED THROUGHOUT A ELEVATIONS LOT DRAINAGE PLEVATI 6 AND AND OPERATIONS. S GEOLOGIST, CITY GRADING ENGINEER MINIMUM OF ^..0 PERCENT RELATIVE I- ALL SURFACE ELEVATIONS OF ALL 9U�ACE AND 5. CESSPOOLS AND SEPTIC TANKS 0R THEIR REPRESENTATIVES. COMPACTION, AND APPROVED BY SUBSURFACE DRAINAGE FACILITIES. SHALL BE ABANDONED IN REQUIRED FIELD INSPECTIONS WILL THE SOILS ENGINEER THE BUILDING HE SHALL PROVIDE WRITTEN COMPLIANCE WITH THE UNIFORM BE OUTLINED AT THE MEETING. DEPT. MAY REQUIRE GORING OF APPROVAL THAT THE WOW WAS PLUMBING CODE AND APPROVED BY CONCRETE FLAT WORK PLACED DONE IN ACCORDANCE WITH THE THE BUILDING OFFICIAL. 2. A PRE -PAVING MEETING SHALL BE OVER UNTESTED BACKFILLS TO FINAL APPROVED GRADING PLAN SCHEDULED 48 HOURS PRIOR TO FACILITATE TESTING. AND STATE THE NUMBER TAROS 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE START O THE SUB -GRADE PREPARATION FOR THE PAVING WITH 10. THE STOCKPILING OF EXCESS OF CUT AND/OR FILL MOVED DURING APPROVED BY THE GIT? TRAFFIC THE FOLLOWING PEOPLE PRESENT: MATERIAL SHALL BE APPROVED BY THE OPERATION. ENGINEER AND PROCEDURES SHALL OWNER PAVING CONTRACTOR DESIGN THE CITY GRADING ENGINEER 2. A SOILS GRADING PLAN SHALL BE CONFIRM WITH CHAPTER 15 OF THE CIVIL ENGINEER SOILS ENGINEER 11. LANDSCAPING O ALL SLOPES AND PREPARED B7 THE CIVIL ENGINEER NBMC. CITY GRADING ENGINEER OR THEIR PADS SHALL BE IN ACCORDANCE INCLUDING LOCATIONS AND REPRESENTATIVES REQUIRED FIELD WITH CHAPTER 15 OF THE NIIELEVATION OF FIELD DENSITY TESTS. II. POSITIVE DRAINAGE SHALL BE INSPECTIONS WILL BE OUTLINED AT SUMMARIES OF FIELD AND MAINTAINED AWAY FROM ALL THE MEETING. 12. ALL CUTS SLOPES SHALL BE LABORATORY RESULTS AND OTHER BUILDING AND SLOPE AREAS. GRADING FILLS/GV TB+ INVESTIGATED BOTH DURING AND SUBSTANTIATED DATA AND 11. FAILURE TO REQUEST INSPECTIONS AFTER GRADING BY AN ENGINEERING COMMENTS ON ANY CHANGES MADE AND/OR HAVE REMOVABLE ERO t GRADED SLOPES SHALL NO GEOLOGIST TO DETERMINE IF ANY DURING GRADING AND THEIR EFFECT CONTROL DEVICES ON-SITE AT THHEE STEEPER THAN 1 HORIZONTAL TO I STABILITY PROBLEM EXISTS. SHOULD ON THE RECOMMENDATIONS MADE IN APPROPRIATE TIMES SHALL RESULT VERTICAL. EXCAVATION DISCLOSE ANY THE SOILS ENGINEERING IN FORFEITURE OF THE CONSTRUCTION GEOLOGICAL HAZARDS ORH INVESTIGATION REPORT. HE SHALL SITE CLEANUP DEPOSIT. 2. FILL SLOPES SHALL BE POTENTIAL GEOLOGICAL HAZARDS, PROVIDE WRITTEN APPROVAL RCEPAGTED TO NOL S9 THAN 90 ENT E FERC THE ENGINEERING GEOLOGISTS SHALL R 14 THE ADEQUACY O THE SITE FOR THE E 13. ALL PLASTIC DRAINAGE PIPE SHALL RELATIVE OUT TO THE RECOMMEND AND SUBMIT NEGE55AR7 INTENDED USE AND COMPLETION CONSISTS OF PVC OR ABS PLASTIC FINISHED URFAC ALL SHALL TREATMENT TO THE QTY GRADING JOF 0 WORK M ACCORDANCE WITH THE JOB EITHER ASTM 2151, ASTM DI521, ATM GHO BE COMPACTED THROUGHOUT TOA ACTED THROUGHOUT ENGINEER FOR APPROVAL. SPECIFICATIONS. D3034 OR ASTM DI185. MINIMUM O W PERCENT RELATIVE COMPACTION AS DETERMINED BY 13. WHERE SUPPORT OR BUTTRESSING O 3. A GEOLOGIC GRADING REPORT 14. NO PAINT, PLASTER GEMENT, SOIL, ASTM TEST METHOD 1551, AND CUT AND NATURAL SLOPES 15 PREPARED BY THE ENGINEERING MORTAR OR OTHER RESIDUE SHALL APPROVED BY THE SOILS ENGINEER DETERMINED TO BE NECESSARY BY GEOLOGIST, INCLUDING A FINAL BE ALLOWED TO ENTER STREETS, COMPACTION TESTS SHALL BE THE ENGINEERING GEOLOGIST AND DESCRIPTION OF THE GEOLOGY OF CURBS GUTTERS OR STORM DRAINS. PREFORMED APPROXIMATELY EVERY SOILS ENGINEER THE BOILS ENGINEER THE SITE, INCLUDING ANY NEW ALL MATERIAL AND WASTE SHALL BE TIDO FEET IN VERTICAL HEIGHT AND WILL OBTAIN APPROVAL OF DESIGN, INFORMATION DISCLOSED DURING THE REMOVED FROM THE SITE. NBMC O SUFFICIENT QUANTITY TO ATTEST LOCATION AND CALCULATIONS FROM GRADING AND THE EFFECT OF SAME 1132.020. TO THE OVERALL COMPACTION THE CITY GRADING ENGINEER PRIOR ON RECOMMENDATIONS EFFORT APPLIED TO THE FILL AREAS. TO CONSTRUCTION. INCORPORATED IN THE APPROVED EROSION CONTROL: GRADING PLAN. HE SHALL PROVIDE 3. AREAS TO RELIEVE FILL SHALL BE 14. WHEN CUTS PADS ARE BROUGHT TO WRITTEN APPROVAL AS TO THE 1. TEMPORARY EROSION CONTROL CLEARED OF ALL VEGETATION AND NEAR GRADE THE ENGINEERING ADEQUACY OF THE SITE FOR THE PLANS ARE REQUIRED FROM DEBRIS SCARIFIED AND APPROVED GEOLOGIST SHALL DETERMINE IF THE INTENDED USE AFFECTED BY OCTOBER 15 TO MAY 15. BY THE SOILS ENGINEER PRIOR TO BEDROCK 19 EXTENSIVELY GEOLOGIST FACTORS. FRACTURED OR FAULTED AND WILL DRAIN INLET W/ DOME TOP WHERE OCCURS PER PLAN DO NOT USE S0°ELLS OR TEES FOR DRAIN - LINE SYSTEM =ER PLAN ABS RISER ABS 4EFELL 4" DIA. ABS SDR 30 DRAINLINE, _ -qiiii SLOPE PER PLAN 3 DOMED INLET DRAIN SCALE: 1-1/2"=1'-0" STONE CAP 11 b" CMU WALL I CONIC. FTG. PER STRUCTURAL NOTE: NO PORTION OF THIS WALL SHALL PROJECT BEYOND THE PROPERTY LINE. SITE WALL AT e SCALE: DO NOT USE 90°ELLS OR TEES FOR DRAIN - LINE SYSTEM I 2%0 4 ° 4 F.S. Mf 4 °a FA Ml ° ,..-. A CONIC. SLAB/ RAISED FLOOR FACE OF WALL DA PER PLAN - D.S. EXTENSION, W/ (U SCKW EA SIDE FFDS. ADAPTOR, NS 903 OR EQUAL 4" BLACK ROUND GRATE ABS RISER ABS 4!f ELL I" MIN 4" DIA- ABS SDR 30 DRAINLINE, SLOPE PER PLAN DOWN SPOUT INLET SCALE: 11/2"=l' -O" WATER QUAL ITT NOTES: 1. SEDIMENT FROM AREAS DISTURBED CONSTRUCTION PRACTICES AND BY CONSTRUCTION SHALL BE WHERE THEY DO NOT CAUSE OR RETAINED ON SITE USING STRUCTURAL CONTRIBUTE TO VIOLATION OF ANY DRAINAGE CONTROLS TO THE WATER QUALITY STANDARDS: CAUSE MAXIMUM EXTENT PRACTICABLE. OR THREATEN TO CAUSE POLLUTION, CONTAMINATION OR NUISANCE: OR 1. STOCKPILES OF SOIL SHALL BE CONTAIN HAZARDOUS SUBSTANCE PROPERLY CONTAINED TO MINIMIZE ITY REPORTABLE UNDER INA QUANTITY SEDIMENT TRANSPORT FROM THE SITE FEDERAL REGULATIONS 40 GFR TO STREETS, DRAINAGE FACILITIES PARTS Ill AND 302. OR TO ADJACENT PROPERTIES VIA 3. RUNOFF, VEHICLE TRACKING, OR WIND. B. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SEDIMENTS, 3. CONSTRUCTION RELATED MATERIALS, CEMENT PRODUCTS, SOLID OR LIQUID WASTES, SPILLS, OR RESIDUES SHALL CHEMICAL SPILLS: WASTES FROM BE RETAINED ON SITE TO MINIMIZE PAINTS, STAINS, SEALANTS, GLUES, TRANSPORT FROM THE SITE TO LIME, PESTICIDES, HERBICIDES, WOOD STREETS, DRAINAGE FACILITIES, OR PRESERVATIVES, AND SOLVENTS, ADJOINING PROPERTY BY WIND OR ASBESTOS FIBERS, PAINT FLAKES OR RUNOFF. STUCCO FRAGMENTS, FUELS, OILS, 4. RUNOFF FROM EQUIPMENT AND LUBRICANTS, AND HYDRAULIC, VEHICLE WASHING SHALL BE RADIATOR OR BATTERY FLUIDS, CONTAINED AT COI9TRJCTIOI SITE CONCRETE, DETERGENT OR UNLESS TREATED TO REMOVE FLOATABLE WASTES: WASTES FROM SEDIMENT AND OTHER POLLUTANTS. ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL S. ALL CONSTRUCTION CONTRACTOR DEGREASING: AND AND SUBCONTRACTOR PERSONNEL SUPER-CLORINATED POTABLE WATER ARE TO BE MADE AWARE OF THE LINE FLUSHINGS. REQUIRED BEET MANAGEMENTg, DURING CONSTRUCTION, DISPOSAL OF PRACTICES AND GOOD MATERIALS AND POTENTIAL HOUSEKEEPING MEAbURE9 FOR THE POLLUTANTS SHOULD OCCUR IN A PROJECT 917E AND ANY ASSOCIATED SPECIFIED AND CONTROLLED CONSTRUCTION STAGING AREAS. TEMPORARY AREA ON-SITE b. AT THE END OF EACH DAT OF PHYSICALLY SEPARATED FROM CONSTRICTION ALL -WATER OFF, POTENTIAL TE DEBRIS CONSTRICTION DEBRIS AND WASTE DIS N WITH ULTIMATE DISPOSAL MATERIALS SHALL BE COLLECTED ACCORDANCE WITH LOCAL,STATE AND PROPERLY DEPOSITED IN AND FEDERAL REQMTS. TRASH OR RECYCLING BINS. 10. DEWATERING OF CONTAMINATED 1. CONSTRUCTION SITES SHALL BE GROUNDWATER. OR DISCHARGING MAINTAINED IN SUCH A CONDITION CONTAMINATED SOILS VIA SURFACE THAT UNANTICIPATED STORM DOES EROSION IS PROHIBITED. TRUE NOT CARRY WASTES OR POLLUTANTS DEWATERING OF NON -CONTAMINATED OFF THE SITE. DISGHAR.ES OF GROUNDWATER REQUIRES A NATIONAL MATERIAL OTHER THAN POLLUTANT DISCHARGE ELIMINATION STORM-WATERARE ALLOWED ONLY SYSTEM (NPDES) PERMIT FROM THE WHEN NECESSARY FOR RESPECTIVE STATE REGIONAL WATER PERFORMANCE AND COMPLETION OF QUALITY CONTROL BOARD. MISC. NOTES: I. SLOPE CRITERIA FOR PAVED 1. POOLS, SPAS, WALLS, FENCE, PATIO SURFACES SHALL BE 1% MINIMUM, COVERS AND OTHER FREESTANDING (1/6"/FT.) STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 2. SLOPE CRITERIA FOR UNPAVED SURFACES SHALL BE 2% MINIMUM, 5. SOILS ENGINEER TO INSPECT AND (1/4"/FT.) CERTIFY THE FOLLOWING PRIOR TO 3. MINIMUM SLOPE AWAY FROM POURING: BUILDING PAD SHALL BE 2 AT A. FOOTING EXCAVATION 4 DESIGN UNPAVED SURFACES, M. AT PAVED BEARING PRESSURE. SURFACES. B. ALL GRADING 4 COMPACTION OF 4. MINIMUM SLOPE FOR SUBSURFACE SUB -GRAPE. DRAIN LINES. SHALL BE 0.5%. 5. SU55UWACE DRAIN LINES SHALL HAVE MINIMUM Co" COVERAGE U.N.O. 6. CARE SHALL BE TAKEN TO AVOID ANY AND ALL ROOTS OF EXIST. TREES TO REMAIN. �E 59. AT UNPAVED AREAS f FLOW LINE TOP OF qZ I 2=` Zq 4 FOUNDATION L- CONCRETE 13" ® PAVED SURFACE WALK 8" ® UNPAVED SURFACE SWALE ail SIDEYARD SCALE: 3/4" = I'-0" STONE CAP 4" b FRENCH DRAIN W/ PERFORATIONS o BOTT.- TW 3/4" CRUSHED ROCK - FILTER CLOTH - LAP 12" AT TOP b" CMU WALL A F m CONC. M. PER STRUCTURAL FS FS INOTE: NO PORTION OF THIS WALL SHALL PROJECT ° 6 .A BEYOND THE PROPERTY LINE. 5 SITE WALL AT e SCALE: FRENCH DRAIN ( LENGTH 3% 9 MIN. 4" CONCRETE OR 6" TOPSOIL 12" NTS b" MIN. WIDE TRAFFIC SAFE METAL FRAME 4 GRATE 3/8" SLOT OPENING EAST JORDAN IRON WORKS OR EQUAL (800) 814-4100 "4 REBAR TOP 4 BOTTOM CRUSHED ROCK W/ FILTER CLOTH L 24" L GRATE AT TRENCH DRAIN SCALE: 1 1/2"=1' -0" �7✓7,. ro' ,� �7 � II 2 II 4(oth, STREET GONG. WALK SIM. \ 8 5 4 ^tib �tiry \ 76 F o --^ --ad_ -MV -\ ? 7$, //1 7..664, N� qd• �M n lNL 82r✓' , \ \..14 �/ �� lNV INV 763' \1\ �• I I q c Q 9 I I _ I I fI ENTRY III P`NI rlI \ II Nil IF II III /N �47, 778, r l I 1 2 - - � I DS . D5 / PROPOSED 091 I I / 84g, 3 -STORY X1115 I I _ NV 7.8�, MULTI -UNIT I I I I RESIDENCE AZ L II d 111. 774, I: 774, I 1 MY I I• \ 4�1. L DD II H. 868, j DO 1e, m I I I °-• " II - 1' I 3 Ila° ao�ll � m � IL. m z --- II m z /AZ I I. --- I ,1 F---- N N n n 5 ALLE'T SITE GRADING 4 DRAINAGE PLAN SCALE 1/4"=1'-O" GENERALDR241NAGE NOTES: I. ALL ROOF WATER 15 DIRECTED TOWARDS GUTTERS 8 DOWNSPOUTS WHICH TIE TO SUBSURFACE DRAINLINE5 THAT OUTLET AT EXISTING GUTTER AT 26th ST. OR TO THE TRENCH DRAIN AT GARAGE DRIVE. 2. ALL DECK DRAINS DRAIN TO SUBSURFACE DRAINS. 3. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT OF WAY SHALL BE PERFORMED BY A 0-54 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 4. ALL WORK RELATED TO WASTE WATER IN THE PUBLIC RIGHT NOF WAY SHALL BE PERFORMED BY A 0-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 5. NO aIO DEGREE TURNS ARE ALLOWED FOR SUB -SURFACE DRAIN LINES. USE MAX. 45 DEGREE BENDS. SITE PLAN LEGEND: = (N) RESIDENCE AREA DROUGHT TO L = TOLERANT LANDSCAPE (PERVIOUS) = (N) AREA OF HARDSCAPE ®_ (N) CMU WALL ®(N) CONTINUOUS TROUGH - DRAIN (11.10) EXISTING SPOT ELEVATION 11,10 PROPOSED SPOT ELEVATION TW TOP OF WALL TC TOP OF CURB TR TOP OF GUARDRAIL TS TOP OF GONG. SLAB FF FINISH FLOOR FG -3 FINISH GRADE FS FINISH SURFACE DS DOWNSPOUT DO DECK DRAIN INL INLET ELEVATION INV INVERT ELEVATION =__ (N)4"O SCHED 4OA56 DRAINLINE • (N)ro"O FLUSH DRAIN INLET O (N)6"O DOME TOP ABS DRAIN INLET (N)CLEAN-OUT �r FLOW LINE ARROW FL FLOW LINE HI -PT HIGH POINT NEW 6" C.M.U. WALL ❑ SITE G/D NOTES: I. 4" WIDE TRENCH DRAIN. 2. ro" MIN. WIDE METAL GRATE AT FRENCH DRAIN, SEE DETAIL 1. GRADING QUANTITIES CUT 165 CY FILL 185 CY EXPORT 0 CY N0.001" 3 FIRM 12-31-I1 a V ate= owo N Q - m (L . 1Y zv0- 13 o01 W -5 L'! 10 MAR. 2011 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH, GA. 92663 19491 676-9468 EROSION CONTROL STANDARDS, I. THE FACES OF CUT AND FILL SLOPES AND PROJECT SITE SHALL BE PREPARED AND MAINTAINED AT ALL TIMES TO CONTROL AGAINST EROSION IN ACCORDANCE WITH THESE STANDARDS. WHERE CUT SLOPES ARE NOT SUBJECT TO EROSION DUE TO THE EROSION -RESISTANT CHARACTER OF THE MATERIALS, SUCH PROTECTION MAY BE OMITTED UPON APPROVAL BY THE BUILDING OFFICIAL. EARTH THAT IS GENERATED DURING FOUNDATION EXCAVATION MUST NOT BE PLACED ON SLOPESi IT MUST EITHER BE REMOVED FROM THE SITE OR STORED ON-SITE M AN APPROVED LOCATION THAT WILL NOT CAUSE EROSION OR DRAINAGE PROBLEMS. 2. WHERE NECESSARY, TEMPORARY AND/OR PERMANENT EROSION CONTROL DEVICES OR METHODS, AS APPROVED BY THE BUILDING OFFICIAL, SHALL BE EMPLOYED TO CONTROL EROSION AND PROVIDE SAFETY. SEDIMENT SHALL BE RETAINED ON SITE. 3. NO BUILDING OR GRADING WORK WILL BE ALLOWED ON ANY BUILDING OR GRADING SITE UNDER PERMIT UNLESS AN EROSION CONTROL SYSTEM HAS BEEN APPROVED AND INSTALLED OR WAIVED BY THE BUILDING OFFICIAL. 4. PAVED STREETS, SIDEWALKS, AND OTHER IMPROVEMENTS SHALL BE MAINTAINED IN A NEAT AND CLEAN CONDITION FREE OF LOOSE SOIL, CONSTRUCTION DEBRIS AND TRASH. STREET SWEEPING OR OTHER EQUALLY EFFECTIVE MEANS SHALL BE USED ON A REGULAR BASIS TO P9;MVENT CONSTRUCTION RUN-OFF OF STORM FLOWS FROM CARRING SEDIMENT AND DEBRIS OUTSIDE THE PROJECT BOUNDARIES. WATERING SHALL ONLY BE USED TO CLEAN STETS EXCEPT WHEN ALL STORM DRAINS AR= BLOCKED AND WHEN ALL WASH -WATER IS RECOVERED. NO WASH -WATER MAY ENTER THE STORM DRAIN. 5. THE CIVIL ENGINEER OR OTHER QUALIFIED INDIVIDUAL WHO PR=PAR=D THE GRADING OR BUILDING PLAN SHALL BE RESPONSIBLE FOR INSPECTION AND MODIFICATION OF THE EROSION CONTROL DEVICES, AS NECESSARY. 6. A PROPERLY DESIGNED 5TORM-WATER DESILTING BASIN SHOULD BE USED WHENEVER P0551BLE AT DRAINAGE OUTLETS FROM THE CONSTRUCTION SITE. DESILTING BASINS MUST REMOVE ALL SEDIMENT PRIOR TO DISCHARGING STORM WATER FROM THE SITE. 1. EQUIPMENT AND WORKERS FOR EMERGENCY WOR. SHALL BE MADE AVAILABLE AT ALL TIMES. NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT. S. EROSION PROTECTION SHALL CONSIST OF TEMPORARY SLOPE STABILIZATION MATERIAL OR THE EFFECTIVE PLANTING OF ALL SLOPES IN EXCESS OF FIVE (5) FEET HIGH UNLESS OTHERWISE APPROVED BY THE BUILDING OFFICIAL. SLOPES EXCEEDING FIFTEEN (15) FEET HIGH MAY REQUIRE AN ADEQUATE SPRINKLER SYSTEM, AS SLOPE END DETAIL DETERMINED BY THE BUILDING OFFICIAL. S. THE EROSION CONTROL PROVISIONS SHALL TAKE INTO ACCOUNT DRAINAGE PATTERNS DURING THE CURRENT AND FUTURE PHASES OF GRADING OR BUILDING. 10. ALL REMOVABLE PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE FIVE (5) DAY RAIN PROBABILITY FORECAST EXCEEDS FORTY (40) PERCENT. 11. GRADED AREAS MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE CONCLUSION OF EACH WOWING DAY. DRAINAGE MUST BE DIRECTED TOWARD DESILTING FACILITIES. EROSION CONTROL MAINTENANCE: I. PRIOR TO EACH RAINSTORM THE EROSION CONTROL SYSTEM SHALL BE INSPECTED AND DEFICIENCIES CORRECTED. 2. AFTER EACH RAINSTORM, SILT AND DEBRIS SHALL BE REMOVED FROM CHECK BERMS AND DESILTING BASINS AND THE BASINS PUMPED DRY. ONLY CLEAN WATER FROM THE BASINS CAN BE PUMPED TO THE STORM DRAINS. (FILTER MATERIAL MAY BE USED). 3. AFTER EACH RAINSTORM, THE PERFORMANCE OF THE EROSION CONTROL SYSTEM SHALL BE EVALUATED AND REVISED AND REPAIRED AS NECESSARY. 4. DEVICES SHALL NOT BE MOVED OF MODIFIED WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 5. THE CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION. 6. THE CONTRACTOR AND FERMITEE OR PROJECT OWNER SHALL BE RESPONSIBLE FOR CONTINUAL MAINTENANCE O THE DEVICES. IN THE EVENT OF FAILURE OR REFUSAL BY THE CONTRACTOR PERMITEE OR PROJECT OWNER TO PROPER -Y MAINTAIN THE DEVICES, THE BUILDING OFFICIAL MAY CAUSE EMERGENCY MAINTENANCE WOW TO BE DONE TO PROTECT ADJACENT PRIVATE AND PUBLIC PROPERTY. THE COST SHALL BE CHARGED TO THE OWNER AND SHALL INCLUDE AN INITIAL MOBILIZATION COST PLUS THE COST OF DOING THE WORK 1. IN THE EVENT THE BUILDING OFFICIAL MUST CAUSE EMERGENCY MAINTENANCE WOW TO BE DONE, HE MAY WOKE THE BUILDING OR GRADING PERMIT IN WRITING. THE PERMIT SHALL NOT BE RENEWED UNTIL AN EROSION CONTROL SYSTEM APPROVED BY THE BUILDING OFFICIAL IS INSTALLED AND A FEE OF ONE-HALF THE AMOUNT REQUIRED FOR THE ORIGINAL PERMIT PAID BY THE OWNER THE BUILDING OFFICIAL MAY WAIVE INSTALLATION OF AN EROSION CONTROL SYSTEM BEFOR= OCTOBER 01 AND AFTER APRIL 30. SANDBAG BARRIER TSLOPE IE OF .OPE CROSS BARRIER DETAIL SETBACK VARIES (SEE NOTE 3) n B SANDBAG BARRIER SANDBAGS TOE a (SEE NOTE 4) SLOPE SEE NOTE 6 �I a-� SECTION C -C SECTION B -B SECTION A -A SAND5AG 5ARiRIER DETAILS NTS PER PLAN 10 MIL PLASTIC LINING STAKE (TYP-) WOOD OR METAL STAKES g (2 PER BALE) - PLAN STAW BALE NOT TO SCALE (TYP) TYPE: "ABOVE GRADE" WITH STRAW BALES 211 ifi" o STEEL WIRE ------- c 411 STAPLE DETAIL NOTES: U ACTUAL LAYOUT DETERMINED IN FIELD 2) THE CONCRETE WASHOUT SIGN SHALL BE INSTALLED WITHIN 30' OF THE TEMP. CONCRETE WASHOUT FACILITY. (2 PER BALE) SECTION B -B NOT TO SCALE 10 MIL PLASTIC LNNG BINDNG WIRE $TAW BALE (TYP) NATIVE MATERIAL (OPTIONAL) PLYWOOD 4811..^ IT II IN{lL FATED WHITE BLACK LETTERS (V HIEGHT 05" LAG SCREWS WOOD POST 3'1x3" x8' 3' CONCRETE WASHOUT SIGN DETAIL (OR EQUIVALENT) CONCRETE WASTE MANAGEMENT DETAILS NTS 4bth, ST T N53`41'35"E L=30.00' ,ALLEN' 51TE PLAN APN 424-412-I(o 6 SCALE 1/411=1'-011 PLAN LEGEND: _ (N) RESIDENCE = AREA OF (N) DROUGHT TOLERANT LANDSCAPE = AREA OF (N) 1-IARDSCAPE ® = (N) CMU WALL, 6'-O" MAX. HT cc= = SAND BAG BARRIER NO. C01B623 ( U -31-R a U J�1 NUJI QNfO [L z v 0- QNW - Z w W 0 10 MAR. 2011 rJJ)1 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH, CA. 92BS3 19491 675-9498 Ii Fe B 1 10 MIL PLASTIC LINING STAKE (TYP-) WOOD OR METAL STAKES g (2 PER BALE) - PLAN STAW BALE NOT TO SCALE (TYP) TYPE: "ABOVE GRADE" WITH STRAW BALES 211 ifi" o STEEL WIRE ------- c 411 STAPLE DETAIL NOTES: U ACTUAL LAYOUT DETERMINED IN FIELD 2) THE CONCRETE WASHOUT SIGN SHALL BE INSTALLED WITHIN 30' OF THE TEMP. CONCRETE WASHOUT FACILITY. (2 PER BALE) SECTION B -B NOT TO SCALE 10 MIL PLASTIC LNNG BINDNG WIRE $TAW BALE (TYP) NATIVE MATERIAL (OPTIONAL) PLYWOOD 4811..^ IT II IN{lL FATED WHITE BLACK LETTERS (V HIEGHT 05" LAG SCREWS WOOD POST 3'1x3" x8' 3' CONCRETE WASHOUT SIGN DETAIL (OR EQUIVALENT) CONCRETE WASTE MANAGEMENT DETAILS NTS 4bth, ST T N53`41'35"E L=30.00' ,ALLEN' 51TE PLAN APN 424-412-I(o 6 SCALE 1/411=1'-011 PLAN LEGEND: _ (N) RESIDENCE = AREA OF (N) DROUGHT TOLERANT LANDSCAPE = AREA OF (N) 1-IARDSCAPE ® = (N) CMU WALL, 6'-O" MAX. HT cc= = SAND BAG BARRIER NO. C01B623 ( U -31-R a U J�1 NUJI QNfO [L z v 0- QNW - Z w W 0 10 MAR. 2011 rJJ)1 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH, CA. 92BS3 19491 675-9498 N N r I I ,0 I Al ' 21 _ III :! I I 1 I I I I 1 I I I plOPEN O ROS 0 w DECK O:1 LLla 3 3'-0 J J F- -1 IcovE DI I °° DEG I MASTER BEDROOM 5E D 13' x133 \ UNIT B HVAG H� n ATTIC J 12' 13'-68" 1 18" iD I Al I I 0 I` I v+-1 1 rr i I ' - %E I v B. I Li � v 3 12 In wQ1 ------- — 121 -- --- N N 1 1 i f r r 12" 0 zQ 23' DD I O.H. I w i — N r— 9C --r -------- DD ------ ----- I I ,0 I Al ' 21 _ III :! I I 1 I I I I 1 I I I plOPEN O ROS 0 w DECK O:1 LLla 3 3'-0 J J F- -1 IcovE DI I °° DEG I MASTER BEDROOM 5E D 13' x133 \ UNIT B HVAG H� n ATTIC J 12' 13'-68" 1 18" iD I Al I I 0 I` I v+-1 1 rr i I ' - %E I v B. I Li � v 3 12 In wQ1 ------- — 121 -- --- N N 1 1 i I I r r -------- ------------------- I 8 8 1 ' 1011 O. 1 r I I 1 I , i I I 1 DD I I r I I 1 1 , I 1 DD I I — 1 ■ �I 1 , � I I_ r ' IIit 1 3'-0 SE r I I 1 Pl O.H. F7 ---------- ---- C F A 0 ZQ 23' ftw I6' I ------- D ------ 8 PROPERTY LINE, TYP. 1 3'-10d" I �IY Z n NTRY Q _1 I 36" ReF. O 2411 ----i ' 24 I Ii{ - � KITCHEN I � '� r UNIT A Tv �� 1 T DW I LIVING Y I I0 ' D9'' " 3'-$" 1 Al I l4T ® 1119 I B I L_ ID 01-1 i 8 0 STAIR up -i .9 (q I 15R W/D ¢ J IDD I M1 N a r a 'oII STOR. PU1DR 'n I = in UIVI7 A D m MASTER ; BEDROOM I 31.011 _ 116x12" SIDE MASTER 8.5. BATHF1 � = I I "---- - - I ir, o� cn v n I I I I li-------- 3._011 ; SID.BE i1 r — •t— I I a e I I I -CAR I -CAR GARAGE GARAGE I I I 1 {31_211 9'-3" 15R CLR CLI ENTRY i= I UNIT B I I �' r 2 II I II I I pl_d111 101_,111 V-101" � III I III III 2 -CAR II III ARPO III III III � III III �_DasrI I� — ------ ------ — Y Y `fl uj uj 14" - 21 V 14" _ L o� m v (41NTE:;z�l0l;z� a�Q¢�FLr N<Q>EY SECOND FLOOR PLAN NTERIORKEY FIRST FLOOR FLAN NTERIORKEY SCALE 1/4"=1'-0" SCALE 1/4"=1'-O" SCALE 1/4"=1'-O" ❑ FLOOR PLAN NOTES: I. (2) (N) GAS METERS, RECESSED IN WALL. 2. (2) (N) 200 AMP ELEC. PANEL. 3. COVERED ROOF DECK MUST REMAIN OPEN ON ONE SIDE AS SHOWN ON PLAN AND IS NOT ALLOWED TO BE ENCLOSED, PER CITY OF N.S. 4. TANKLESS WATER HEATER NO. C01b 3 RB% V -31-n m m 10 MAR. 201-1 rJJ)1, 2800 NEWPORT BLVD. SUITE 114 NEWPORT BEACH, GA.92663 19491 675-9488 i u ■ ■ ■ ■ Ill�i< I I.1 D P p \ W II � e „ ■ I Pl O.H. F7 ---------- ---- C F A 0 ZQ 23' ftw I6' I ------- D ------ 8 PROPERTY LINE, TYP. 1 3'-10d" I �IY Z n NTRY Q _1 I 36" ReF. O 2411 ----i ' 24 I Ii{ - � KITCHEN I � '� r UNIT A Tv �� 1 T DW I LIVING Y I I0 ' D9'' " 3'-$" 1 Al I l4T ® 1119 I B I L_ ID 01-1 i 8 0 STAIR up -i .9 (q I 15R W/D ¢ J IDD I M1 N a r a 'oII STOR. PU1DR 'n I = in UIVI7 A D m MASTER ; BEDROOM I 31.011 _ 116x12" SIDE MASTER 8.5. BATHF1 � = I I "---- - - I ir, o� cn v n I I I I li-------- 3._011 ; SID.BE i1 r — •t— I I a e I I I -CAR I -CAR GARAGE GARAGE I I I 1 {31_211 9'-3" 15R CLR CLI ENTRY i= I UNIT B I I �' r 2 II I II I I pl_d111 101_,111 V-101" � III I III III 2 -CAR II III ARPO III III III � III III �_DasrI I� — ------ ------ — Y Y `fl uj uj 14" - 21 V 14" _ L o� m v (41NTE:;z�l0l;z� a�Q¢�FLr N<Q>EY SECOND FLOOR PLAN NTERIORKEY FIRST FLOOR FLAN NTERIORKEY SCALE 1/4"=1'-0" SCALE 1/4"=1'-O" SCALE 1/4"=1'-O" ❑ FLOOR PLAN NOTES: I. (2) (N) GAS METERS, RECESSED IN WALL. 2. (2) (N) 200 AMP ELEC. PANEL. 3. COVERED ROOF DECK MUST REMAIN OPEN ON ONE SIDE AS SHOWN ON PLAN AND IS NOT ALLOWED TO BE ENCLOSED, PER CITY OF N.S. 4. TANKLESS WATER HEATER NO. C01b 3 RB% V -31-n m m 10 MAR. 201-1 rJJ)1, 2800 NEWPORT BLVD. SUITE 114 NEWPORT BEACH, GA.92663 19491 675-9488 UNIT B THIRD FLOOR COVERED DECK 320.62 S.F. UNIT B THIRD FLOOR COVERED DECK 501.13 SF. UNIT B SECOND FLOOR CONDITIONED 334.03 S.F. ATTIC THIRD FLOOR CONDITIONED 334.03 S.F. THIRD FLOOR GALG'S SCALE 1/4"=1'-O" UNIT A SECOND FLOOR CONDITIONED 250.41 S.F. UNIT Es SECOND FLOOR CONDITIONED 1,352.15 Sr-. SECOND FLOOR CONDITIONED 1,663.1-1 S.F. SEGONU FLOOR GALG'S SCALE 1/4"=1'-0" I I I I I I I I I I I I I I I I OPEN SPACE I 361.52 SF. I I I I I I I I I I I I I I IQ I 136 SF.-------------------------- 1:1 F FIRST FLOOR CONDITIONED 513.31 S.F. FIRST FLOOR GALG'S SCALE I/4"=1'-0" 1E --------------G--------- D -- 8 5 ROOF RL AN (4 SCALE I/4"=I'-0" ❑ ROOF PLAN NOTES: I. ROOF MATERIAL: MIN. CLASS 'A' ARCHITECTURAL GRADE ASPHALT SHINGLES. 2. b" COPPER GUTTER 4 5" SQ. COPPER DOWNSPOUT. 3. SKYLIGHT 4. THIS DIMENSION IS FROM ROOF OVERHANG TO PROPERTY LINE (24" MIN CLEAR). I I I I I I I I I I I I i I I Ds I I 12" I 4 2 I I I i I I�I 5 I I I I I I I I I I I i I I NO. 0019423 REN. 12-31-11 10 MAR 2011 rJJ)1 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH. CA. 02000 (949) 696-9466 00 DD DD 00 I OPEN I DEK ? G 1�IF IIII I I S I I i I T, V YP. ✓ ,=P. VIII � I I I I lil �;i II III II �i I � I I I II ill I i � I I poll I j� i �� 'Ili' VIII ii I I I i III fi�llll — Q 0 3:12 3:12 R11 RIDGE i_ _ I I — I I — 0 TYP. _ AC - I IAG Fi r�1 ROOF RL AN (4 SCALE I/4"=I'-0" ❑ ROOF PLAN NOTES: I. ROOF MATERIAL: MIN. CLASS 'A' ARCHITECTURAL GRADE ASPHALT SHINGLES. 2. b" COPPER GUTTER 4 5" SQ. COPPER DOWNSPOUT. 3. SKYLIGHT 4. THIS DIMENSION IS FROM ROOF OVERHANG TO PROPERTY LINE (24" MIN CLEAR). I I I I I I I I I I I I i I I Ds I I 12" I 4 2 I I I i I I�I 5 I I I I I I I I I I I i I I NO. 0019423 REN. 12-31-11 10 MAR 2011 rJJ)1 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH. CA. 02000 (949) 696-9466 12 3 D -----------------------------------TOP OF RIpGE 12 0 N r - j D. D oil 0 N TP C4 RIC HT SIDE ELEVATION SCALE 1/4"-1'-0" MAX. FS/FG 3 0'8 — 12 - HT. LIMIT 30' . -- — — — — — — — — — -- — — — — — — — c ` �� z. T ------------- TOP OF RIDGE 12 3 D ?P _ TP GUARDRAIL :.. r DEGK SF TP r - oil pill �- TP C4 RIC HT SIDE ELEVATION SCALE 1/4"-1'-0" MAX. FS/FG 3 0'8 — 12 - HT. LIMIT 30' . -- — — — — — — — — — -- — — — — — — — c ` �� z. T ------------- TOP OF RIDGE 12 3 D ?P _ TP GUARDRAIL :.. r DEGK SF TP r - oil �- � 2 I II -6 11 0 H-7 SF ..- - J H HEIGHT TY_P. I II , JI TP C4 RIC HT SIDE ELEVATION SCALE 1/4"-1'-0" MAX. FS/FG 3 0'8 — 12 - HT. LIMIT 30' . -- — — — — — — — — — -- — — — — — — — c ` �� z. T ------------- TOP OF RIDGE 12 3 D ?P _ TP GUARDRAIL :.. r DEGK SF TP LEFT SIDE ELEVATION SCALE 1/4"=I'-0" TOP OF RID -GE 0 TP r HD_HE IGHT� REAR ELEVATION 011 MAX. 12 3 (� FS/FG SCALE 1/4"=1'-0" NOTE: HEIGHT CERTIFICATION REQUIRED 12 D 3 _ HT. LIMIT 38.0' TOP OF RIpGE� TP STREET FRONT ELEVATION SCALE 1/4"=I'-0" 40. C01B623 � Q -31-I1 m N m i 1 ff w X w 10 MAR. 2011 rJJ)1, 2800 NEWPORT BLVD. SUITE 114 BEACH ❑ E L E •V / (/(j\ ,TION NOTE VCJ: NEWGA. PORT 922660e3 , 19491 875-9458 I. BROWN ALUMINUM CLAD WOOD DOORS 4 WINDOWS r7. GARDEN WINDOW 2. SMOOTH FINISH STUCCO 1, WOOD DOOR 3. STAIN GRADE Ixb T4G WOOD 8.5" SQ, COPPER DOWNSPOUT 4. ARCHITECTURAL GRADE ASPHALT ROOFING S. SKYLIGHT TO MATCH DOORS 4 WINDOWS 5. COPPER CHIMNEY CAP SHROUD 10. ROOF DECK DRAIN 4 SCUPPER 7 OF 08 14-16 r - oil �- LEFT SIDE ELEVATION SCALE 1/4"=I'-0" TOP OF RID -GE 0 TP r HD_HE IGHT� REAR ELEVATION 011 MAX. 12 3 (� FS/FG SCALE 1/4"=1'-0" NOTE: HEIGHT CERTIFICATION REQUIRED 12 D 3 _ HT. LIMIT 38.0' TOP OF RIpGE� TP STREET FRONT ELEVATION SCALE 1/4"=I'-0" 40. C01B623 � Q -31-I1 m N m i 1 ff w X w 10 MAR. 2011 rJJ)1, 2800 NEWPORT BLVD. SUITE 114 BEACH ❑ E L E •V / (/(j\ ,TION NOTE VCJ: NEWGA. PORT 922660e3 , 19491 875-9458 I. BROWN ALUMINUM CLAD WOOD DOORS 4 WINDOWS r7. GARDEN WINDOW 2. SMOOTH FINISH STUCCO 1, WOOD DOOR 3. STAIN GRADE Ixb T4G WOOD 8.5" SQ, COPPER DOWNSPOUT 4. ARCHITECTURAL GRADE ASPHALT ROOFING S. SKYLIGHT TO MATCH DOORS 4 WINDOWS 5. COPPER CHIMNEY CAP SHROUD 10. ROOF DECK DRAIN 4 SCUPPER 7 OF 08 14-16 r - �- 1— SF - - J H HEIGHT TY_P. I II , r �J.. r�. t f I'I FS/FCs LEFT SIDE ELEVATION SCALE 1/4"=I'-0" TOP OF RID -GE 0 TP r HD_HE IGHT� REAR ELEVATION 011 MAX. 12 3 (� FS/FG SCALE 1/4"=1'-0" NOTE: HEIGHT CERTIFICATION REQUIRED 12 D 3 _ HT. LIMIT 38.0' TOP OF RIpGE� TP STREET FRONT ELEVATION SCALE 1/4"=I'-0" 40. C01B623 � Q -31-I1 m N m i 1 ff w X w 10 MAR. 2011 rJJ)1, 2800 NEWPORT BLVD. SUITE 114 BEACH ❑ E L E •V / (/(j\ ,TION NOTE VCJ: NEWGA. PORT 922660e3 , 19491 875-9458 I. BROWN ALUMINUM CLAD WOOD DOORS 4 WINDOWS r7. GARDEN WINDOW 2. SMOOTH FINISH STUCCO 1, WOOD DOOR 3. STAIN GRADE Ixb T4G WOOD 8.5" SQ, COPPER DOWNSPOUT 4. ARCHITECTURAL GRADE ASPHALT ROOFING S. SKYLIGHT TO MATCH DOORS 4 WINDOWS 5. COPPER CHIMNEY CAP SHROUD 10. ROOF DECK DRAIN 4 SCUPPER 7 OF 08 14-16 12 3D -- TP HVAC ATTIC 0 dl 0 6 AC WELL O.H. r+ TP HD. HEIGHT 4 / \ @ 0 BATH 3 BEDROOM 3 UNIT B TP - -- - - ------------------------------- - 2 -GAR P CARPORT r FF 9.0' -- __-- A B P G HT. LIMIT 38.0' — — — — — — — — — — — — --- — --- —------------ - — — — — — — — — — — — TOP OF RIpCzE� 12" -- - nu MASTER I ISIMME uN BUILDING- SECTION 'D' SCALE 1/4"-1'-0" A B NOTE: HEIGHT CERTIFICATION REQUIRED 12 a 3 HT. LIMIT 30.0'- _ -------------------------------- -- TOP OF RIDGE 12 - _- - 3 HVAC ATTIC 0.1-4. �+ TP HD_HEIGHT 4 BATH 2 BEDROOM 2 UNIT B 9 r2m 2 -CAR fF CARPORT L-3 \ UPPER MAST=, FOYER "all I mud 1 -GAR GARAGE STORAGE COVERED ROOF DECK OPEN ROOF DECK GUARDRAIL v DECK TP MASTER \\ BAT" BEDROOM I UNIT A ENTRY CL05ET 0�® HD_ HEIGHT TYP. I COURTYARD I r FS/FG BUILDING- SECTION 'C' SCALE 1/4"•1'-O" n / oriEM MASTER \\ BAT" BEDROOM I UNIT A ENTRY CL05ET 0�® HD_ HEIGHT TYP. I COURTYARD I r FS/FG BUILDING- SECTION 'C' SCALE 1/4"•1'-O" MASTER 3EDF,Oot UNIT B 1 -CAR GARAGE UNIT A MASTER BATH UNITI 51 1 -CAR GARAGE UNIT B BUILDING SECTION 'A' HT. LIMIT 38.0' TOP OF RIDCsE� TP 4D_HEIGsHT TYP. 8 � TP HD. HEIGHT TYP. 9 0 SF _ TP HD. HEIGHT TYP. fe r � 9.0' FF SCALE 1/4"-1'-0" D C _HT. LIMIT 38.0' 2 12 TOP OF RIDGE - .......................Q 3 TP HPI -C T Y 12" 1211 O.H. COVERED / �, O.H. ROOF pEGK _ - �9 , HD. HEIGHT TYP. KITCHENLIVINCs C @ `U B � 0 C4 n to Ilulllul SF LID. HE IGH- TYP. fEUN A 0 KITCHEN LIVING J r W effj FF FS/f;s BUILDING SECTION 'B' SCALE 1/4"=I'-0" NO. C01B6i3 r.4L Q-31-11 ft w O V) Z O Q n ca 0 MAR. 201 PACIFIC COAST ARCHITECTS 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH. CA. 92663 (949) 675-9468 0 O OF 08 14-17 n / MASTER 3EDF,Oot UNIT B 1 -CAR GARAGE UNIT A MASTER BATH UNITI 51 1 -CAR GARAGE UNIT B BUILDING SECTION 'A' HT. LIMIT 38.0' TOP OF RIDCsE� TP 4D_HEIGsHT TYP. 8 � TP HD. HEIGHT TYP. 9 0 SF _ TP HD. HEIGHT TYP. fe r � 9.0' FF SCALE 1/4"-1'-0" D C _HT. LIMIT 38.0' 2 12 TOP OF RIDGE - .......................Q 3 TP HPI -C T Y 12" 1211 O.H. COVERED / �, O.H. ROOF pEGK _ - �9 , HD. HEIGHT TYP. KITCHENLIVINCs C @ `U B � 0 C4 n to Ilulllul SF LID. HE IGH- TYP. fEUN A 0 KITCHEN LIVING J r W effj FF FS/f;s BUILDING SECTION 'B' SCALE 1/4"=I'-0" NO. C01B6i3 r.4L Q-31-11 ft w O V) Z O Q n ca 0 MAR. 201 PACIFIC COAST ARCHITECTS 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH. CA. 92663 (949) 675-9468 0 O OF 08 14-17