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HomeMy WebLinkAbout01_Khatami Residence Coastal Development Permit_PA2017-087COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newi)ortbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 10, 2017 Agenda Item No. 1 SUBJECT: Khatami Residence CDP (PA2017-087) SITE LOCATION: 11725 th Street Coastal Development Permit No. CD2017-037 APPLICANT: Ian Harrison. Architect OWNER: Halah Khatami PLANNER: Chelsea Crager, Assistant Planner 949-644-3227, ccrager(a)newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District: R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -D (Single -Unit Residential Detached — (20.0 — 29.9 DU/AC)) Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A Coastal Development Permit to demolish a 2 -story single-family residence and garage and construct a new 1,833 -square -foot, 3 -story, single-family residence with attached 367 -square -foot, 2 -car garage. The design includes hardscape, drainage, and 62 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 1 3) Adopt Draft Zoning Administrator Resolution No. approving Coastal Development Permit No. CD2017-037 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Appeal Area. • The property consists of a legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the project complies with all development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as illustrated in Table 1 below. Hazards • The finish floor elevation of the proposed dwelling is 9.50 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation required by the Zoning Code and Local Coastal Program. • 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 (CBC) and Building Division standards and policies. Geotechnical investigations M Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet aIle 5 feet 1 inch Allowable Floor Area 2,280 square feet 2,230 square feet Allowable 31 Floor Area 228 square feet 222 square feet Open Space 171 square feet 178 square feet Parkin 2 -car garage 2 -car aaraae Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The finish floor elevation of the proposed dwelling is 9.50 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation required by the Zoning Code and Local Coastal Program. • 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 (CBC) and Building Division standards and policies. Geotechnical investigations M specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • 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 drainage and percolation features 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. Public Access • The project site is not located between the nearest public road and the sea or shoreline and redevelopment will not affect public recreation, access or views. The existing residential lot does not currently provide nor inhibit public coastal access. The property is located over 200 feet from the public beach. Nearby public access is provided at street ends throughout Balboa Peninsula. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 1,833 -square - foot single-family residence and 397 -square -foot 2 -car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 3 APPEAL PERIOD: An appeal or call for review 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: &J. '�',t Chelsea Crager, Assistant Planner GBR cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 0 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-037 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 117 25TH STREET (PA2017-087) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ian Harrison, Architect, with respect to property located at 117 25th Street, requesting approval of a Coastal Development Permit. 2. The lot at 117 25th Street is legally described Lot 27 of Block 25 of the Newport Beach Tract Recorded in Book 3, Page 26 of Miscellaneous Maps, Records of Orange County, California. 3. The applicant proposes to demolish a 2 -story single-family residence and 2 -car garage and construct a new 1,833 -square -foot, 3 -story, single-family residence with attached 397 -square -foot, 2 -car garage. The design includes hardscape, drainage, and 92 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. 4. 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). 5. The subject properties are located within the coastal zone. The Coastal Land Use Plan category is RSD -D (Single -Unit Residential Detached — 20.0-29.9 DU/AC). 6. A public hearing was held on August 10, 2017, 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. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the 0 demolition of one single-family residence and the construction of a new 1,833 -square - foot, single-family residence and 397 -square -foot, 2 -car garage. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 2,280 square feet and the proposed floor area is 2,230 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line, 3 feet along each side property line and 5 feet along the rear property line abutting the alley. C. The highest guardrail is no more than 24 feet from established grade (9.0 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The proposed development is not located on the shoreline and is over 200 feet from the nearest beach. The proposed finished floor is 9.50 feet (NAVD 88) which is higher than the 9.00 feet (NAVD 88) standard. Impacts from wave run-up and sea level rise are not anticipated. 4. 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 (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation 7 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain even run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 6. Proposed landscaping complies with the Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant, and prohibits invasive, species. Final landscape plans will be reviewed to verify invasive species are not planted. 7. The property is not located near designated public view points or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The proposed project is not located between the nearest public road and the sea or shoreline. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-037, 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 following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF AUGUST, 2017. 0 Patrick J. Alford, Zoning Administrator 9 EXHIBIT "A" CONDITIONS OF APPROVAL (project specific conditions are italicized) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-037 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvement in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Prior to the issuance of building permits, a copy of the Resolution, including conditions of approval Exhibit "A' shall be incorporated into the Building Division and field sets of plans. 7. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 8. 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 Coastal Development 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 Coastal Development Permit. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 10 10. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 11. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan consistent with Implementation Plan Section 21.30.075. These plans shall incorporate drought tolerant planting, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as a part of regular maintenance. 13. 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 either the current business owner, property owner or the leasing agent. 14. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 15. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 16. 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 Coastal Development Permit. 17. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain, or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 18. Best Management Practices (BMPs) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 19. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 11 20. 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 or indirectly) to City's approval of Khatami Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-037 (PA2017-087). 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, attomeys' 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. 12 Attachment No. ZA 2 Vicinity Map 13 VICINITY MAP k < r. Coastal Development Permit No. CD2017-037 (PA2017-087) 11725 th Street M Attachment No. ZA 3 Project Plans 15 5'-0" 5'-0.. 5-1° 1 I 5q'-11" SETBACK NEW 5 HIGH CONCRETE TYP 1 DRAINAGE BLOCK WALL G2 5WALE 5'HIH-------- - - - - - - - GATE �--- �- I - - - - - - - - - O a � 1� C - g b! I FL .�0 J G2 C.ONCRETEDRIVEWAY PER NBMG WM 0 In �l jJ..j 1 �n�ev N UF Fu to Ln In to z NEW 5FYHER CLEANOUT PER CITY 51 40b -L I ITTOMLE55 CATCH BA51N 3 I VI/ TRAFFIC GRATE C2, FL PROVIDE GRAVEL BA65 AT PROPERTY LINES FOR ER05ION CONTROL PER NBMG, TYPICAL V., I- iI �..� I I I I I I I I I I I I I I I I I I II II /11�01 I I I I I I 11 I� I I I I I I I I I I I I I I ADJACENT BUILDING TYPEXCAVATION AT G2 PROPERTY LINE N 3404554" N 65IIAV 2 CAR GARAGE COVERS, FENCES OVER 3 FEET HIGH AND POOLS/SPAS. -------------------- - - - - - - - - - - - - - - - - - - - - - - - - - < 1 n0 •. bry�b� LEGEND SHEET INDEX 18. �� bz A� CONTINUOUS CURB ELEVATION = 400' (NAVD88) r---------------------"�---- _________ --------- --�� G� ACCESSSS RAMPS, AND STREET PAVEMENT MAY BEETE 13E b�O�F ye bv° - - - AT EACH END) I 11 FILL: 115 CUBIC YARDS C2SITE 1 1 JI BARRIER AND b�0 I I TG TOP OF CURB INV INVERT ELEVATION FIN. SLAB = 0.00' C3SURVEY Id TYP 6 G2 2013 CALIFORNIA MECHANICAL CODE (GMC) 1 3" PEA GRAVEL FL FLOW ENE HP HIGH POINT � SULFATES PRIOR TO GALLING FOR FOUNDA- II OVER 6EO-FA5RIC 6 TYP I II II II d ITHIN 3. ALL ENCROACHMENTS WTHE PUBLIC RIGHT OF- I OVER COMPACTED SOIL d^ III III )N �o_ U 0�A` e� Ir1� d G2 rT d I � Ln?I III OR n°� ly�T I r] --- ----- --- -J`----------- L ..�/L/�/L. L�//L./L./// �/ r - - 1 � i ------------ - - - - -- - --- III III 2 CAR GARAGE COVERS, FENCES OVER 3 FEET HIGH AND POOLS/SPAS. DWELLING 5 y LEGEND SHEET INDEX 18. SIDEWALK, CURB AND GUTTER, NEWRA CONTINUOUS CURB ELEVATION = 400' (NAVD88) 0 1 FIN15H 5LAB ELEVATION = 9.50' (NAVD88) TRENCH DRAIN G2 11 (DRAIN TO PLANTER 11 ACCESSSS RAMPS, AND STREET PAVEMENT MAY BEETE 13E b�O�F GOVERNING CODES FOR TH15 PROJECT: 15. UTILITY DEPARTMENT TO INSPECT MAIN SEWER AT EACH END) I 11 FILL: 115 CUBIC YARDS C2SITE 1 1 JI BARRIER AND 11 11 HOOK-UP PRIOR TO BUILDING FINAL. EXISTING TG TOP OF CURB INV INVERT ELEVATION I I C3SURVEY Id TYP 2013 CALIFORNIA MECHANICAL CODE (GMC) 1 3" PEA GRAVEL FL FLOW ENE HP HIGH POINT III SULFATES PRIOR TO GALLING FOR FOUNDA- DISCRETION OF THE PUBLIC WORKS INSPECTOR. OVER 6EO-FA5RIC 6 TYP III d ITHIN 3. ALL ENCROACHMENTS WTHE PUBLIC RIGHT OF- I OVER COMPACTED SOIL d^ III III )N �o_ U 0�A` e� Ir1� d G2 rT d A2 Ln?I LAVATION WHICH REMOVE5 THE LATERAL SUP- Testi ` -- -- ------ ---G A-- . �// .�/L.�/L.�7/L.� .� n°� ly�T I r] --- ----- --- -J`----------- L ..�/L/�/L. L�//L./L./// �/ r - - o �' M `-----L - - - - -- - - - ------------ - - - - -- - --- - - - - - - - - Ku 7- EUT EXCEEDING Z I CONTAINER 61-116H FL i - --GATE - - - - - - - - - - - - - - - - - - ---- N 3404554" W 69.93' EXISTING CMU WALL ± 51-116H. TO REMAIN ADJACENT BUILDING SITE / DRAINAGE / GRADING PLAN DRAINAGE / ' 1 \�g / 8 \ EXCAVATION AT 5AALE G2 C2 PROPERTY LINE V4" = r-0» SETBACK Q0� b 2t> 2� SITE NOTES COVERS, FENCES OVER 3 FEET HIGH AND POOLS/SPAS. PROJECT NOTES LEGEND SHEET INDEX 18. SIDEWALK, CURB AND GUTTER, NEWRA VICINITY TO LOT LINE REQUIRED Tl C 1 TITLE SIHELI A IF, PLAN N5TRUGTION ACCESSSS RAMPS, AND STREET PAVEMENT MAY BEETE 13E 1. GOVERNING CODES FOR TH15 PROJECT: 15. UTILITY DEPARTMENT TO INSPECT MAIN SEWER BIN BACK OF WALK TW TOP OF WALL FILL: 115 CUBIC YARDS C2SITE DETAILS BARRIER AND 2015 CALIFORNIA RESIDENTIAL CODE (CRC) HOOK-UP PRIOR TO BUILDING FINAL. EXISTING TG TOP OF CURB INV INVERT ELEVATION QUANTITY OF EXCAVATION: 350 CUBIC YARDS C3SURVEY TION, SAID DETERMINATION SHALL BE MADE AT THE TYP 2013 CALIFORNIA MECHANICAL CODE (GMC) LATERAL TO BE CHANGED AND GLEAN -OUT FL FLOW ENE HP HIGH POINT 2. ALL PLANTING TO BE NON-INVASIVE. SULFATES PRIOR TO GALLING FOR FOUNDA- DISCRETION OF THE PUBLIC WORKS INSPECTOR. G2 2013 CALIFORNIA PLUMBING CODE (CPG) 2013 CALIFORNIA ELECTRICAL CODE (CEG) (406-L) INSTALLED TO COMPLY WITH CITY 5TANVARDS IF ANY OF THE FOLLOWING CONDI-F5 FIN15HED SURFACE 5GO 5EWFR GLEAN OUT ITHIN 3. ALL ENCROACHMENTS WTHE PUBLIC RIGHT OF- A 1 I -I OOPLANS 100% OF THE COST SHALL BE BORNE BY THE 2013 BUILDING ENERGY EFFICIENCY 5TDE5. ONES) U 0�A` e� N6 NATURAL GRADE NM WATER METER hnA A2 ROOF PLAN LAVATION WHICH REMOVE5 THE LATERAL SUP- 2013 CALIFORNIA GREEN CODE THE BUILDING INSPECTOR. FOR EACH OCCUPANT (I OCCUPANT PER BED - PUBLIC WORKS DEPARTMENT UNDER A SEPARATE b FEET NEW DRIVEWAY APPROACH 15 CONSTRUCTED, A MINI- MUM 12" WIDE X 12" DEEP FULL DEPTH CONCRETE EUT EXCEEDING CHAPTER 15 NEWPORT BEACH MUNICIPAL GODEFG `b FIN15H GRADE 65 GRADE BREAK PERMIT AND MAY REQUIRE THE EXECUTION OF AN A3 ELEVATIONS b��r ) DONE. FF FINISH FLOOR ELEV. TG TOP OF GRATE ELEV. ENCROACHMENT AGREEMENT. THERE 15 NO GUARANTEE THAT ENCROACHMENTS SHOWN ON THE A4BUILDING SECTIONS TS3� E015ON COMPANY APPROVAL 15 REQUIRED FOR EXISTING SIDEWALK (E) EXISTING EA EDGE OF ALLEY 51TE PLAN WILL BE APPROVED BY THE PUBLIC A5 CAL GREEN NOTES ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES AS NOTED IN THE METER LOCATION PRIOR TO INSTALLATION. SERVICE TO BE UNDERGROUND IF RELOCATED INCREASE IN SIZE OF BUILDING LINE. GFF GARAGE FINISH FLOOR GM GAS METER WORKS DEPARTMENT A6ELECTRICAL PLANS OR A NEW SERVICE 15 INSTALLED. FIELD IN- b" WIDE GRAVEL DIVIDER TD TOP OF DRAM ELEV. PP POWER POLE 4. PROVIDE 2 LAYERS OF SANDBA65 AT PROPERTY AGN GENERAL NOT ESL 5PEGTORS TO REVIEW AND APPROVE FUTURE 51 15 INSTALLED IN AN ILLEGAL OR FH FIRE HYDRANT T5 TOP OF STEP LINES FOR ER05ION CONTROL PER NBMG, TYP. 20. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL UNDERGROUND SERVICE REQUIREMENT PRIOR UNSANITARY MANNER. - W - WATER PLANTING AREA 5. REMOVAL OF ANY CITY TREES REQUIRES PRIOR BE INSTALLED AND P051TIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVER5PRAY ONTO THE AD1 ETAIIS�CTURAL D. IF AREA OF STRUCTURAL REMODEL + LINE ISTING CURB 5LOPE TO DRAIN5 APPROVAL FROM GENERAL 5ERVIGE5 DEPARTMENT. AD2 AKCHITE DETAILS CTURAL 3. SOILS ENGINEER TO REVIEW AND APPROVE AND GUTTER - 5 -SEWER LINE 2% MIN, TYP 6. TREES ARE REQUIRED TO BE PLANTED IN PARKWAY 21. ALL WORK RELATED TO WASTEWATER IN PUBLIC RIGHT- /\,u W EXISTING AREA. E. WHEN b OR MORE FIXTURE UNITS (PER UPC s 1 J FOUNDATION PLAN / ABUTTING THE BUILDING SITE IF A NEW BUILDING I5 CONSTRUCTED, PER MUNICIPAL CODE SECTION OF -MY SHALL BE PERFORMED BY A G 42 LICENSED "A' GRAVINGN AND BEARING PRESSURE, 1-3) ARE ADDED TO AN EXISTING SYSTEM 4"d ABS, SDR 35 DR4INLINE 5LOPE 0 1% MIN. TYR #TSD -120-K 13.09A10. S2FRAMING PLANS LLI (LAV: UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, OREE UAL OR EQUAL �Il%%XIXfH'%%/,JXJJIY/%JJIXf;%fllJJt, 1. PROVIDE TREES IN THE PARKWAY ADJOINING TI15 22 ALLORK WRELATED TO WATER IN PUBLIC RIGHT-OF-WAY E. ORSU56RADE PRIOR TO POURING CONCRETE. FOR OVEREX- UNG CONCRETE. LAVATION AND RECOMPAGTION DURING 6RA- LAUNDRY: 2 UNITS, BATHTUB, SHOWER: 2 UNITS), ELECTRICAL PANEL SCHEDULE AND 4"0 A55,50R 35 PERFORATED SIZE PER PLAN SITE TO THE SATISFACTION OF THE GENERAL SERVICES DEPARTMENT (94q/b44-3083). APPROVAL ERLNSGN GEAOTES s CIRCUIT DRI ARE REQUIRED FOR DRAINLINE, SLOPE ® 1% MIN, TYR O 4"4 AREA DRAIN CONTRALTOR OR AN "A' LICENSED GENERAL ENGINEERING TYPICAL 0 SERVICE EXCEEDING 400 AMPS. `' ^ �^►'/ SG D STRUCTURAL DETAILS U) PRIOR TO PERFORMING ANY WORK IN THE CITY 0.00 NM GRADE ` v 23. S STRUCTURAL z RIGHT-OF-WAY, AN ENCROACHMENT PERMIT D 1 DETAILS EQUAL TO OR GREATER THAN EIGHTY POUNDS MUST BE OBTAINED FROM THE PUBLIC WORKS EXISTING GRADE 8. SURVEYOR SHALL MONUMENT PROPERTY CORNERS 3506.1. STRUCTURAL PER SQUARE INCH (60 P51). DEPARTMENT. BEFORE STARTING V YO To F WITH PERMANENT MONMIENTS. SURVEYOR TO FILE A CORNER RECORD 24. S D2 DETAILS A PUBLIC WORKS DEPARTMENT ENCROACHMENT 5 HIGH WIRE GABLE GUARDRAIL SEPARATE APPLICATION PERMIT 15 REQUIRED S D 3 OR A RECORD OF SURVEY WITH THE OFFICE OF THE CONSTRUCTION FENCING T2° TO 84" HIGH. FOR DEMOLITION, RETAINING WALLS, PATIO PERMIT IN5PEGTION 15 REQUIRED BEFORE THE A N PERMIT FINAL GAN BE DEETAIIS"RAL STRUCTURAL S D4 DETAILS SIKUCFp�b URAL TYP SD5 DETAILS 9.30 TD 6 KU e aryn�nl., l � nb \b D6 STRUCTURAL DETAILS 5.25 INV G2 ey \bb H FX 1 HARDY FRAME DETAILS �Q HFX2 HARDY FRAME DETAILS HFX3 HARDY FRAME DETAILS T24.1 I I ILL 24 FORMS T24.2 TITLE 24 FORMS SITE NOTES COVERS, FENCES OVER 3 FEET HIGH AND POOLS/SPAS. PROJECT NOTES LEGEND I. GRADING: 18. SIDEWALK, CURB AND GUTTER, NEWRA VICINITY TO LOT LINE REQUIRED 8 FEET OVER EXCAVATION GUT: 175 CUBIC YARDS N5TRUGTION ACCESSSS RAMPS, AND STREET PAVEMENT MAY BEETE 13E 1. GOVERNING CODES FOR TH15 PROJECT: 15. UTILITY DEPARTMENT TO INSPECT MAIN SEWER BIN BACK OF WALK TW TOP OF WALL FILL: 115 CUBIC YARDS TE EXISTING GRADE PRIOR TO CONSTRUCTION. ADDITIONALLY, THE HEI6HT OF FENCES OR WALLS REQUIRED BY THE GIT( AT THE TIME OF GON5TRUG- BARRIER AND 2015 CALIFORNIA RESIDENTIAL CODE (CRC) HOOK-UP PRIOR TO BUILDING FINAL. EXISTING TG TOP OF CURB INV INVERT ELEVATION QUANTITY OF EXCAVATION: 350 CUBIC YARDS WILL BE REQUIRED. ADDITIONALLY, IF EXIST1146 TION, SAID DETERMINATION SHALL BE MADE AT THE T 2013 CALIFORNIA MECHANICAL CODE (GMC) LATERAL TO BE CHANGED AND GLEAN -OUT FL FLOW ENE HP HIGH POINT 2. ALL PLANTING TO BE NON-INVASIVE. SULFATES PRIOR TO GALLING FOR FOUNDA- DISCRETION OF THE PUBLIC WORKS INSPECTOR. 1/4 THE HEIGHT OF 2013 CALIFORNIA PLUMBING CODE (CPG) 2013 CALIFORNIA ELECTRICAL CODE (CEG) (406-L) INSTALLED TO COMPLY WITH CITY 5TANVARDS IF ANY OF THE FOLLOWING CONDI-F5 FIN15HED SURFACE 5GO 5EWFR GLEAN OUT ITHIN 3. ALL ENCROACHMENTS WTHE PUBLIC RIGHT OF- I0.. PER CITY STANDARD STD-Ih5 L, WHERE THE EXISTING 100% OF THE COST SHALL BE BORNE BY THE 2013 BUILDING ENERGY EFFICIENCY 5TDE5. ONES) TION5 OCCUR. THIS WILL BE DETERMINED BY N6 NATURAL GRADE NM WATER METER WAY MUST BE REVIEVED AND APPROVED BY THE THE HE16HT OF DRIVEWAY APPROACH 15 REMOVED AND WHERE THE LAVATION WHICH REMOVE5 THE LATERAL SUP- 2013 CALIFORNIA GREEN CODE THE BUILDING INSPECTOR. FOR EACH OCCUPANT (I OCCUPANT PER BED - PUBLIC WORKS DEPARTMENT UNDER A SEPARATE b FEET NEW DRIVEWAY APPROACH 15 CONSTRUCTED, A MINI- MUM 12" WIDE X 12" DEEP FULL DEPTH CONCRETE EUT EXCEEDING CHAPTER 15 NEWPORT BEACH MUNICIPAL GODEFG A. ALTERATIONS TO THE BUILDING 5EWER 15 FIN15H GRADE 65 GRADE BREAK PERMIT AND MAY REQUIRE THE EXECUTION OF AN LIG WAY REQUIRE PUBLIC WORKS APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT. CONSTRUCTION b��r ) DONE. FF FINISH FLOOR ELEV. TG TOP OF GRATE ELEV. ENCROACHMENT AGREEMENT. THERE 15 NO GUARANTEE THAT ENCROACHMENTS SHOWN ON THE PATCH BALK SHALL BE CONSTRUCTED ALONG THE ENTIRE LENGTH OF THE NEW DRIVEWAY APPROACH. 2. E015ON COMPANY APPROVAL 15 REQUIRED FOR B. ADDITIONAL PLUMBING FIXTURES REQUIRE (E) EXISTING EA EDGE OF ALLEY 51TE PLAN WILL BE APPROVED BY THE PUBLIC i SUCH PATCH BACK PANEL SHALL BE DOWELED INTO ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES AS NOTED IN THE METER LOCATION PRIOR TO INSTALLATION. SERVICE TO BE UNDERGROUND IF RELOCATED INCREASE IN SIZE OF BUILDING LINE. GFF GARAGE FINISH FLOOR GM GAS METER WORKS DEPARTMENT TION INVESTIGATION REPORT BY A LICENSED 6EOTEGHNIGAL ENGINEER PROVIDE 'FINAL THE EXISTING CONCRETE ROADWAY AND CONCRETE OR A NEW SERVICE 15 INSTALLED. FIELD IN- G. WHEN IT IS FOUND THAT THE BUILDING TD TOP OF DRAM ELEV. PP POWER POLE 4. PROVIDE 2 LAYERS OF SANDBA65 AT PROPERTY 6U11ER CURB 5PEGTORS TO REVIEW AND APPROVE FUTURE 51 15 INSTALLED IN AN ILLEGAL OR FH FIRE HYDRANT T5 TOP OF STEP LINES FOR ER05ION CONTROL PER NBMG, TYP. 20. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL UNDERGROUND SERVICE REQUIREMENT PRIOR UNSANITARY MANNER. - W - WATER PLANTING AREA 5. REMOVAL OF ANY CITY TREES REQUIRES PRIOR BE INSTALLED AND P051TIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVER5PRAY ONTO THE TO CONCRETE PLACEMENT. TO D. IF AREA OF STRUCTURAL REMODEL + LINE 5LOPE TO DRAIN5 APPROVAL FROM GENERAL 5ERVIGE5 DEPARTMENT. PUBLIC BOARDWALK. 3. SOILS ENGINEER TO REVIEW AND APPROVE ADDITION IS GREATER THAN 50% OF - 5 -SEWER LINE 2% MIN, TYP 6. TREES ARE REQUIRED TO BE PLANTED IN PARKWAY 21. ALL WORK RELATED TO WASTEWATER IN PUBLIC RIGHT- FOUNDATION AND GRADING PLANS. SOILS EN- 61NEER TO INSPECT AND CERTIFY FOOTING EX- EXISTING AREA. E. WHEN b OR MORE FIXTURE UNITS (PER UPC _ CATCH BA51N ABUTTING THE BUILDING SITE IF A NEW BUILDING I5 CONSTRUCTED, PER MUNICIPAL CODE SECTION OF -MY SHALL BE PERFORMED BY A G 42 LICENSED "A' GRAVINGN AND BEARING PRESSURE, 1-3) ARE ADDED TO AN EXISTING SYSTEM 4"d ABS, SDR 35 DR4INLINE 5LOPE 0 1% MIN. TYR #TSD -120-K 13.09A10. SANITATION SENIER CONTRACTOR OR AN LICENSED GENERAL ENGINEERING CONTRACTOR. GRADING AND OMPA (LAV: UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, OREE UAL OR EQUAL �Il%%XIXfH'%%/,JXJJIY/%JJIXf;%fllJJt, 1. PROVIDE TREES IN THE PARKWAY ADJOINING TI15 22 ALLORK WRELATED TO WATER IN PUBLIC RIGHT-OF-WAY E. ORSU56RADE PRIOR TO POURING CONCRETE. FOR OVEREX- UNG CONCRETE. LAVATION AND RECOMPAGTION DURING 6RA- LAUNDRY: 2 UNITS, BATHTUB, SHOWER: 2 UNITS), ELECTRICAL PANEL SCHEDULE AND 4"0 A55,50R 35 PERFORATED SIZE PER PLAN SITE TO THE SATISFACTION OF THE GENERAL SERVICES DEPARTMENT (94q/b44-3083). APPROVAL SHALL BE PERFORMED 13Y A 6-34 LICENSED PIPELINE DING OPERATION SOILS ENGINEER TO VERIFY CIRCUIT DRI ARE REQUIRED FOR DRAINLINE, SLOPE ® 1% MIN, TYR O 4"4 AREA DRAIN CONTRALTOR OR AN "A' LICENSED GENERAL ENGINEERING COMPETENT SOIL AT EXTENT OF EXCAVATION SERVICE EXCEEDING 400 AMPS. FROM GENERAL SERVICES 15 REQUIRED ON THE BUILDING INSPECTION CARD PRIOR TO FINAL CONTRACTOR PRIOR TO BACKFILL AND RECOMPACTION. Ib. PRIOR TO PERFORMING ANY WORK IN THE CITY 0.00 NM GRADE INSPECTION. 23. VI REQUIRED, FENCE BARRIER AND WALKWAY COVER 4. PROVIDE PRE55L RE REGULATOR IF WATER 15 RIGHT-OF-WAY, AN ENCROACHMENT PERMIT TO BE C0145TRllGTED PER GBG 33065, 3306.6 AND EQUAL TO OR GREATER THAN EIGHTY POUNDS MUST BE OBTAINED FROM THE PUBLIC WORKS EXISTING GRADE 8. SURVEYOR SHALL MONUMENT PROPERTY CORNERS 3506.1. PER SQUARE INCH (60 P51). DEPARTMENT. BEFORE STARTING V YO To F WITH PERMANENT MONMIENTS. SURVEYOR TO FILE A CORNER RECORD 24. IN ADDITION TO PROTECTION OF PEDESTRIAN5, PROVIDE 5. A PUBLIC WORKS DEPARTMENT ENCROACHMENT SEPARATE APPLICATION PERMIT 15 REQUIRED IT OR A RECORD OF SURVEY WITH THE OFFICE OF THE CONSTRUCTION FENCING T2° TO 84" HIGH. FOR DEMOLITION, RETAINING WALLS, PATIO PERMIT IN5PEGTION 15 REQUIRED BEFORE THE A N PERMIT FINAL GAN BE COUNT' SURVEYOR EVIDENCE OF FILING SHALL BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FOUNDATION INFECTION. 9. CONTRACTOR TO OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC WORKS PRIOR TO PERFORMING ANY OFF-SITE WORK. 10. AN ENCROACHMENT AGREEMENT 15 REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L -b AND L-18. II. NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON 15 REQUIRED TO DESCEND OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY. 12. FENCES AND WALLS WITHIN THE 51DE YARD SET- BACKS SHALL NOT EXCEED 61 A5 MEASURED FROM 9.00' NAV88. PORTION OF THE FENCE OR WALL ABOVE 51X FEET IN HEIGHT FROM THE EXISTING GRADE PRIOR TO CONSTRUCTION MA15T BE 60% OPEN. 13. FENCES AND WALLS WITHIN THE FRONT YARD SETBACKS SHALL NOT EXCEED V -O" A5 MEASURED TABLE 5306.1 PROTECTION OF PEDESTRIANS COVERS, FENCES OVER 3 FEET HIGH AND POOLS/SPAS. HEIGHT OF DISTANCE FROM TYPE OF rONSTRUCTION CONSTRUCTION PROTECTION VICINITY TO LOT LINE REQUIRED 8 FEET LESS THAN 5 FEET N5TRUGTION OR LE95 15 DAMAGED, NEW CONCRETE SIDEWALK, CURB RAILINGS 5 FEET OR MORE NONE SERVE THE NEW RESIDENCE SHALL BE LOCATED TE EXISTING GRADE PRIOR TO CONSTRUCTION. ADDITIONALLY, THE HEI6HT OF FENCES OR WALLS KHATAMI BARRIER AND AND GUTTER, AND ALLEY/STREET PAVEMENT LESS THAN 5 FEET COVERED DURIN FINAL INSPECTION. WILL BE REQUIRED. ADDITIONALLY, IF EXIST1146 WALKWAY T 5 FEET OR MORE BARRIER AND GRADE OF AN ABUTTING LOT. THE POR- TION XI THE FENCE OR WALL ABOVE 51X FEET IN BUT NOT MORE THAN SULFATES PRIOR TO GALLING FOR FOUNDA- SUBSTANDARD, A NEW TINCH WATER SERVICE, WATER METER BOX, SEVER LATERAL AND/OR 1/4 THE HEIGHT OF COVERED WALKWAY TION INSPECTION AND 51 SULFATES ARE NEGLIGIBLE OR COMPLY WITH TABLE 19-A-4, CONSTR UCTION INCLUDING DUCT OPENINGS, TO BE ABOVE ATION 9.00' NAVD88 MEAN SEA LEVEL (MS.LJ. MORE THAN 5 FEET OR MORE 100% OF THE COST SHALL BE BORNE BY THE 8 FEET BUT BEWEN 1/4 AND 1/2 BARRIER PROPERTY OWNER. SAID DETERMINATION AND THE HE16HT OF PLACE. LAVATION WHICH REMOVE5 THE LATERAL SUP- CONSTRUCTION OF NEWPORT BEACH DOES NOT RELIEVE APPLI- FOR EACH OCCUPANT (I OCCUPANT PER BED - 5 FEET OR MORE b FEET PERCENT OF THE FENCE OR WALL 15 OPEN OR 15 EUT EXCEEDING 145TRIJGTION NSPECTOR. N I THE HEIGHT OF FENCING LIG WAY REQUIRE PUBLIC WORKS APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT. CONSTRUCTION b��r FROM NATURAL GRADE. THE UPPER 3-0 MUST BE AT LEAST 40% OPEN. COVERS, FENCES OVER 3 FEET HIGH AND POOLS/SPAS. 10. BUILDING DEP RIME T ISSUED. AT THE TIME OF PUBLIC WORKS DE- 20. CONTRACTOR SHALL NOTIFY ADJACENT ERTY OWNERS BY CERTIFIED MAIL b. A LICENSED SURVEYOR SHALL COMPLETE A PARTMENT INSPECTION, S ANY I THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE VICINITY 11. MINIMUM DESI6N SOIL BEARING 15 01 UNLESSNOTED NOTE RWI5E ON SHEET 56N21. PRIOR TO STARTING EXCAVATION WORK. PROVIDE WHOLE HOUSE MECHANICAL VENTILA- MAP FINISH THICKNESS, MINIMUM. 15. THE WATER METER AND SEWER GLEAN OUT THAT FEMA ELEVATION CERTIFICATE AND SUBMIT IT 15 DAMAGED, NEW CONCRETE SIDEWALK, CURB MAXIMUM TEMPERATURE OF 120 DEGREES AT TION PER ASHRAE STANDARD 622-2001 SECT. 4, WITH EXCEPTION THAT NATURAL VEN- ! v. SERVE THE NEW RESIDENCE SHALL BE LOCATED TE EXISTING GRADE PRIOR TO CONSTRUCTION. ADDITIONALLY, THE HEI6HT OF FENCES OR WALLS KHATAMI TO THE BUILDING DEPARTMENT INSPECTOR AND GUTTER, AND ALLEY/STREET PAVEMENT e WITHIN THE ALLEY/5TREET AND SHALL HAVE A TRAFFIC-6RADE BOX AND COVER. 5EWER CLEANOUT DURIN FINAL INSPECTION. WILL BE REQUIRED. ADDITIONALLY, IF EXIST1146 c T CONTRACTOR TO HAVE LAB TEST FOR SOIL UTIILITIE5 INFRASTRUCTURE ARE DEEMED GRADE OF AN ABUTTING LOT. THE POR- TION XI THE FENCE OR WALL ABOVE 51X FEET IN 13. SULFATES PRIOR TO GALLING FOR FOUNDA- SUBSTANDARD, A NEW TINCH WATER SERVICE, WATER METER BOX, SEVER LATERAL AND/OR °2 #406 L TION INSPECTION AND 51 SULFATES ARE NEGLIGIBLE OR COMPLY WITH TABLE 19-A-4, CLEANOUT WITH BOX WITH LID WILL BE REQUIRED, INCLUDING DUCT OPENINGS, TO BE ABOVE ATION 9.00' NAVD88 MEAN SEA LEVEL (MS.LJ. HOUSE VENTILATION, MINIMUM REQUIRED OF VENTILATION OF CFM FOR EACH 100 5F cn 100% OF THE COST SHALL BE BORNE BY THE STF44TION SHALL BE CON5TRUED OF OPEN SWILL- 8. TEMPORARY SHORING IS REQUIRED FOR EX- PROPERTY OWNER. SAID DETERMINATION AND PLACE. LAVATION WHICH REMOVE5 THE LATERAL SUP- T HE EXTENT OF REPAIR WORK SHALL BE MADE OF NEWPORT BEACH DOES NOT RELIEVE APPLI- FOR EACH OCCUPANT (I OCCUPANT PER BED - PORT FROM A PUBLIC WAY OR AN EXISTING DISCRETION OF THE PUBLIC WORKS PERCENT OF THE FENCE OR WALL 15 OPEN OR 15 BUILDING EXCAVATIONS ADJACENT TO A PUB-INSPECTOR. NSPECTOR. N I MADE UNDERGROUND. LIG WAY REQUIRE PUBLIC WORKS APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT. 16. ALL LANDSCAPING IN PUBLIC RI6HT-OF-WAY SHALL BE REPLACED b��r ER��TI AIR OF GTO EXHAUST AND SUPPLY SHORING MUST BE DESIGNED BY A RE615TERED FRONTING PROJECT 517E HE16HT OF A FENCE, HEDGE, OR WALL SHALL BE CIVIL ENGINEER. BY LANDSCAPING TO THE SATISFACTION OF z JOB# KHATAMI MEASURED FROM THE EXISTING GRADE PRIOR TO THE GENERAL 5ERVICE5 DEPARTMENT. i 9. ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES AS NOTED IN THE 19. PROVIDE TWO GOPIE5 OF 501L5 AND FOUNDA- CONSTRUCTION AT THE LOCATION WHERE THE FENCE, RESIDENTIAL CONSTRUCTION MINIMUM REQUIRE- TION INVESTIGATION REPORT BY A LICENSED 6EOTEGHNIGAL ENGINEER PROVIDE 'FINAL yam" o MENTIS AND GAL GREEN MANDATORY REQUIRE- MENTS REPORT, WET STAMPED, SIGNED AND DATED. Z 6 FROM NATURAL GRADE. THE UPPER 3-0 MUST BE AT LEAST 40% OPEN. 25. THE HEIGHT OF FENCES AND WALL5 WITHIN REQUIRED 10. CONSTRUCTION INSPECTION PER GBG SEG. 108. 20. CONTRACTOR SHALL NOTIFY ADJACENT ERTY OWNERS BY CERTIFIED MAIL PROP- 10 DAYS { 2 j 14. DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL SIDE AND REAR YARD SETBACK AREAS MAY BE IN- GREASED PROVIDED THE HEI6H7 DOES NOT EXCEED A5 MEASURED FROM THE PROPOSED FIN- 11. MINIMUM DESI6N SOIL BEARING 15 01 UNLESSNOTED NOTE RWI5E ON SHEET 56N21. PRIOR TO STARTING EXCAVATION WORK. PROVIDE WHOLE HOUSE MECHANICAL VENTILA- k\ FINISH THICKNESS, MINIMUM. 15. THE WATER METER AND SEWER GLEAN OUT THAT SIX PEET ISHED GRADE AND NINE FET AS MEASURED FROM 12. MAXIMUM TEMPERATURE OF 120 DEGREES AT TION PER ASHRAE STANDARD 622-2001 SECT. 4, WITH EXCEPTION THAT NATURAL VEN- ! v. SERVE THE NEW RESIDENCE SHALL BE LOCATED TE EXISTING GRADE PRIOR TO CONSTRUCTION. ADDITIONALLY, THE HEI6HT OF FENCES OR WALLS KHATAMI ALL SHOWERS AND TUB/5HOWER5 TO BE PRO- VIDED BY THE USE OF PRESSURE BALANCE OR TILATION THROUGH DOORS AND WINDOWS IS NOT ANAGGEFTABLE ALTERNATIVE TO WHOLE u 4c WITHIN THE ALLEY/5TREET AND SHALL HAVE A TRAFFIC-6RADE BOX AND COVER. 5EWER CLEANOUT SHALL NOT EXCEED NINE FEET A5 MEASURED PROM SHALL 1658.13 5F THERMOSTATIC MIXING VALVES. HOUSE VENTILATION (BEES 152(A), EXCEPTION 5 ti2�� SHALL BE CONSTRUCTED PER CITY STANDARDTHE GRADE OF AN ABUTTING LOT. THE POR- TION XI THE FENCE OR WALL ABOVE 51X FEET IN 13. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, ELEV- TO SECTION EVA)). FOR CONTINUOUS WHOLE RATE °2 #406 L HEIGHT FROM THE EXISTING GRADE PRIOR TO CON- INCLUDING DUCT OPENINGS, TO BE ABOVE ATION 9.00' NAVD88 MEAN SEA LEVEL (MS.LJ. HOUSE VENTILATION, MINIMUM REQUIRED OF VENTILATION OF CFM FOR EACH 100 5F cn 16. EXISTING STREET TREES SHALL BE PROTECTED IN STF44TION SHALL BE CON5TRUED OF OPEN SWILL- 14. ISSUANCE OF A BUILDING PERMIT BY THE GIT' OF CONDITIONED FLOOR AREA PLUS -1.5 CFM PLACE. WORK, WROUGHT IRON, LATTICEWORK, PICKETS, OR SIMILAR MATERIALS 50 THAT AT LEAST 51XTY (60) I� I� OF NEWPORT BEACH DOES NOT RELIEVE APPLI- FOR EACH OCCUPANT (I OCCUPANT PER BED - 11. ALL UTILITY SERVICE CONNECTIONS SHALL BE PERCENT OF THE FENCE OR WALL 15 OPEN OR 15 CANTS OF THE LEGAL REQUIREMENTS TO OB- . VENTISUPPLATION13EPROOMBVIDE BY MADE UNDERGROUND. CONSTRUCTED OF A TRANSPARENT MATERIAL. THE 2ED SERVE COVENANTS, CONDITION AND RESTIG- ER��TI AIR OF GTO EXHAUST AND SUPPLY HE16HT OF A FENCE, HEDGE, OR WALL SHALL BE TION5 WHICH MAY BE RECORDED AGAINST THE z JOB# KHATAMI MEASURED FROM THE EXISTING GRADE PRIOR TO pdw PROPERTY OR TO OBTAIN PLANS. YOU SHOULD 22. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEM REVISION BY CONSTRUCTION AT THE LOCATION WHERE THE FENCE, CONTACT YOUR COMMUNITY ASSOCIATIONS VENTED TO OUTDOORS WITH RAT'_ = 100 CFM HEDGE, OR WALL 15 LOCATED. PRIOR TO COMMENCEMENT OF ANY CONSTRUC- TION AUTHORIZED BY THIS PERMIT. ' PROJECT DATA BUILDING CODE PROJECT DESCRIPTION TOTAL STRUCTURE CONSTRUCT gS1STING DDGT NEAINFORMAON: TORYY 222q.64 5F SINGLE FAMIRE5 RESIDENCE OCCUPANCY: R3/U ATTACHED GARAGE CONSTRUCTION TYPE: TYPE V -B LEGAL DESCRIPTION SPRINKLERED: YES, (NFPA 13D) LOT 21 OF BLOCK 25 OF THE NEWPORT BEACH TRACT BALCONIES RECORDED IN BOOK 3, PAGE 26 OF MISCELLANEOUS DEFERRED SLHVVMALS MAPS, RECORDS OF ORANGE COUNTY CALIFORNIA. AG SOUND ATTENUATION DESIGN OvvNE& FIRE SPRINKLER SYSTEM (NFPA 13D) KHATAMI ( OBTAIN FIRE SPRINKLER PERMIT PRIOR 11125TH STREET TO GALLING FOR ROOF SHEATHING NEWPORT BEACH, CALIFORNIA 92661 INSPECTION ) 1658.13 5F DEFERRED SUBMITTALS TO BE REVIEWED PROPERTY ADDRESS BY THE PROJECT ARCHITECT OR ENGINEER 111 25TH STREET OF RECORD AND CERTIFIED PRIOR TO NEWPORT BEACH, CALIFORNIA 92661 SUBMITTAL FOR PLAN REVIEW. (7 ARCMTECT (DESIGN PROFESSIONAL IN CHARGE) IAN HARR15ON 3535 E. COAST HIGHWAY, #301 CORONA DEL MAR, CALIFORNIA 92625 94q/?23-1081 STRUCTURAL ENGINEERING RCE CONSULTANTS, INC. 11401 IRVINE AVENUE, SUITE A TUSTIN, CALIFORNIA 92180 949/466-9394 ALI REZAEI nlatnt AREA SUMMARY: FIR5T FLOOR 118.115F SECOND FLOOR 892.31 5F THIRD FLOOR 222.22 SF TOTAL DWELLING 1832.12 5F GARAGE 30.6.92 5F TOTAL STRUCTURE U ¢ 222q.64 5F � �p ALLOWABLE: 1q X 60 X 2 2280.00 5F LOT 51ZE 25 X'70 = 1150.00 5F ROOF DECK 584.44 5F BALCONIES 186.83 SF OPEN SPACE 118.25 5F REQUIRED MIN. OPEN SPACE 110.16 5F 1138.42 X 0.15 * No. C 6947 THIRD FLOOR MAX. ALLOW: 221.68 5F 1138.42 X 0.20 not to be reproduced, copied or than ed in my form whatsoever, nor are they to be asslgned 10 a third pa to, the express and consent Doff' IMPERVIOUS SURFACE 1658.13 5F LANDSCAPED AREA 0.1.81 SF z o ¢ Z F r1 U 3p0= C� H <� U ¢ _ = O< U ¢ � �p z/Z M Z Z OU ¢ Z * No. C 6947 Ar S� PFN 5_3��NA\ P OF CAUF� IAN J.N. HARRISON, ARCH, hereby expressly reserves Its wmmon laa w right and other proper[A rights in these plans. These pans are not to be reproduced, copied or than ed in my form whatsoever, nor are they to be asslgned 10 a third pa to, the express and consent Doff' without written permission IAN J.N. HARRII ARCHff WT. jF/i c� U �1 (7 F Lr W cn U N nw I� I� w OM -4 Ln N O w z JOB# KHATAMI DRAWN BY pdw PLOT DATE 4/21/2017 Q REVISION BY DATE 10 0 .n N Z N NEWPORT BEACH SOILS REPORT Q ~ 2 v 2 ,U cV Z o U ON 2 QLn Q _o M 2 Q - O U g �N HA S/T OZ PROPERTY UNE GENERAL GRADING SPECIFICATIONS RECOMMENDATIONS whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o+y AN J.N. HARKWN, ARGHITEGT. O^ a GENERA- I� W SOILS REPORT RECOMMENDATIONS CRC. PRELIMINARY LABORATORY TE5TIN6 INDI- J on FINISH SLAB @DWELLING °0 9.00 MSL) Oto (E) CMU WALL I. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE 1. ANY EXISTING IRRIGATION OR CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND THE FOLLOWING SECTIONS DISCUSS THE PRINCIPLE GATES THE 51TE SOILS POSSESS MODERATE 5UL- FATE EXPOSURE (0.0029% BY WEIGHT). TEST RE- 10-0 E o 4" WIDE TRENCH DRAIN W/ 1/4" EXPANSION I� (NBMG). THE PROJECT SOILS REPORT AND BACKFILLED AND APPROVED BY THE SOILS GEOTECHNICAL CONCERNS WHIGH SHOULD BE CON- rwT/y, I� z N EQUAL EQUAL SPECIAL REQUIREMENTS OF THE PERMIT. ENGINEER. 51DERED FOR PROPER 51TE REDEVELOPMENT. SULTS ARE PRESENTED IN APPENDIX B.w JOINT (FELT) EACH SIDE. THIOKOL z JOB # KHATAMI DRAWN BY 2. DUST SHALL BE CONTROLLED BY WATERING 8. THE ENGINEERING GEOLOGIST AND SOILS EARTHWORK EW GARAGE GRADE BEAM d SEALER WITH COLOR TO MATCH FINISH DECK. i 3. AND/OR DUST PALLIATIVE. SANITARY FACILITIES SHALL BE MAINTAINED ENGINEER SHALL, AFTER CLEARING AND PRIOR To THE PLACEMENT OF FILL IN CANYONS, GRADING AND EARTHWORK SHOULD BE PERFORM- A GRADE BEAM, REINFORCED CONTINUOUSLY WITH > p TOP 15 REMOVEABLE FOR GLEANING C2 ON THE SITE DURING THE CONSTRUCTION PERIOD. INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE ED IN ACCORDANCE WITH THE FOLLOWING REGOM- THE GARAGE FOOTIN65, 5HOULD BE CONSTRUCTED ACROSS TE GARAGE ENIRANGE, TYING TOGETHER z s ° DWELLING SLAB CONCRETE WALK 4. WORK HOURS ARE LIMITED FROM T:00 AM PRESSURE OF OR POSSIBILITY of FUTURE ACCUMULATION OF SUBSURFACE WATER OR MENDATION5 TIONS AND THE GENERAL EARTHWORK AND GRADING GUIDELINES INCLUDED IN APPEN- THE ENDS OF THE GARAGE FOOTINGS. THI5 GRADE �p ° - m @' 2 L NV 5WALE TO DRAIN 1010 MIN (2% MIN. AT SOIL) TO 6:30 PM MONDAY THROUGH FRIDAY; SPRING FLOW. IF NEEDED, DRAINS WILL BE DIX G. IT 15 OUR UNDER- STANDING THAT TE BEAM SHOULD BE EMBEDDED AT THE SAME DEPTH Z 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS OR HOLIDAYS PER DESIGNED AND CONSTRUCTED PRIOR TO THE RESPEcnvE CANYON. MAJORITY OF GRADING WILL BE LIMITED TO THE A5 THE ADJACENT PERIMETER FOOTINGS. A THICK-° m 4. 2%MIN. i (E) GRADE SECTION ID -28 OF THE NBMG. q, PLACEMENT THE EXACT LOCATION OF THE SUBDRAIN5 REGRADING OF THE BUILDING PAD FOR THE PRO- HEED SLAB SHOULD BE PROVIDED AT THE EN- TRANCE ADJACENT TO THE GRADE BEAM. MINIMUM COMPACTED SAND BASE PER m ° p 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE SURVEYED IN THE FIELD FOR LINE SHALL BE CONTROLLED PER SECTION 10-28 P05ED CONSTRUCTION. IN 6EERAL, IT 15 ANTI( IPA- TED THAT THE REMOVAL OF THE UPPER 2.5 DIMENSIONS SHOULD BE SIX INCHES WIDE EN- 4 .. SOILS REPORT ° OF THE NBMG. STAMPED SET OF APPROVED PLANS IO. AND GRADE. ALL TRENCH BACKFILLS SHALL BE COMPACT- R WITHIN THE BUILDING FOOTPRINT (SLAB ON -GRADE TRANCE ADJACENT TO THE GRADE BEAM. MINIMUM TRANCE DIMENSIONS SHOULD BE 51X INCHE5WIDE BY SIX ° \ \ \ �\ �\ �\ �\ EXFAN510N,JOINT b. THE ED TO A MINIMUM of q0% RELATIVE COMPAc- PORTION) WILL REQUIRE REMOVAL AND REGOMPAG- SHALL BE ON THE SITE AT ALL TIMES. TION AND APPROVED BY THE SOILS ENGINEER. TION TO PREPARE THE SITE FOR CONSTRUCTION. THICK AND NEED NOT BE SPECIFICALLY REINFORC- 1. PERMITTEE AND CONTRACTOR ARE RE5PON51- THE BUILDING DEPARTMENT MAY REQUIRE THE REMOVALS SHOULD BE ACCOMPLISHED 50 ED. TE GRADE BEAM/ THICKENED SLAB EDGE a o BLE FOR LOCATING AND PROTECTING UTILITIES. GORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE THAT ALL FILL AND BACKFILL EXI5TIN5 AS PART SHOULD CONSIST OF A GLEAN GOLD JOINT. , p CONTINUOUS DRAIN, CONNECT TO 8. APPROVED DRAINAGE PROVISIONS AND PRO- TESTING. OF THE PREVIOUS SITE USE AND DEMOLITION SETTLEMENT 4" DIA. ABS, SDR 35 DRAINLINE TEGTIVE MEASURES MUST BE USED TO PRO- 11. THE STOCKPILE OF EXCESS MATERIALS SHALL OPERATIONS ARE REMOVED. UTILIZING TE DESIGN RECOMMENDATIONS PRESENT- W/ 1016 MIN. SLOPE, OR TO PLANTER d p. TELT ADJOINING PROPERTIES DURING GRADING BE APPROVED BY THE BUILDING DIVISION. WERE FEASIBLE, THE LIMITS OF THE PAD FILL ED HEREIN, WE ANTICIPATE THAT THE MAJORITY OF @ END. PER GRADING PLAN OPERATION. 12. LANDSCAPING OF ALL SLOPES SHALL BE IN SHALL BE DEFIED BY A THREE (3) FOOT ENVEL- ANY POST--RADIN6 SETTLEMENT WILL Or R q. CESSPOOLS AND SEPTIC TANK5 SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM 13. ACCORDANCE WITH CHAPTER 15 OF THE NEMC. ALL GUT SLOPES SHALL BE INVESTIGATED OPE ENC.OM PA551NG THE BUILDING FOOTPRINT. DURING CONSTRUCTION ACTIVITIES. WE ESTIMATE PLUMBING CODE AND APPROVED BY THE BOTH DURING AND AFTER GRADING BY AN CARE SHOULD BE TAKEN TO PROTECT THE ADJA- THAT THE TOTAL SETTLEMENT FOR THE PROPOSED BUILDING OFFICIAL. ENGINEERING GEOLOGIST TO DETERMINE IF GENT PROPERTY IMPROVEMENTS. 5TRUGTURE WILL BE ON THE ORDER OF I INCH. 10. HAUL ROUTES FOR IMPORT AND EXPORT OF MATERIALS SHALL BE APPROVED BY THE ANY STABILITY PROBLEMS EXIST. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL A MINIMUM ONE FOOT THICK FILL BLANKET SHOULD DIFFERENTIAL. CITY TRAFFIC ENGINEER AND PROCEDURES SHALL TO 15 NBMG. HAZARD5 OR POTENTIAL GEOLOGICAL HAZ- ARDS, ENGINEERING GEOLOGIST SHALL BE PLACED THROUGHOUT THE EXTERIOR IMPROVE- SETTLEMENT 15 NOT EXPECTED TO EXCEED I INCH SETTLEMENT VALUES ARE EX- 9 NO SCALE TRENCH DRAIN 5 DRAINAGE SWALE NO SCALE CONFORM CHAP. OF THE THE MENT5 (APPROACHES, PARKING AND PLANTING IN 30 FEET. THESE 11. P051TIVE DRAINAGE SHALL BE MAINTAINED RECOMMEND AND SUBMIT TREATMENT TO THE AREAS). THE FILL BLANKET WILL BE ACHIEVED BY PEGTED TO BE WITHIN TOLERABLE LIMITS FOR PRO - AWAY FROM ALL BUILDINGS AND SLOPE BUILDING DIVISION FOR APPROVAL. RE -WORKING (5GARIFYING) THE UPPER 12 INCHES PERLY DE516NED AND CONSTRUCTED FOUNDATIONS. 12. AREAS. FAILURE TO REQUEST INSPECTIONS AND/OR 14. WHERE SUPPORT AND BUTTRESSING OF GUT AND NATURAL SLOPES 15 DETERMINED NECE5- OF THE EXISTING GRADE. LATERAL LOAD RESISTANCE z HAVE REMOVABLE EROSION CONTROL DEVICES ON 51TE AT THE APPROPRIATE TIMES SHALL 5ARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER SHALL 51TE PREPARATION FOOTINGS FOUNDED N FILL MATERIALS MAY BE N FIN15H SURFACE, SLOPE TO DRAIN w RESULT IN A 'STOP WORK' ORDER. OBTAIN APPROVAL OF DESIGN, LOCATION AND PRIOR TO EARTHWORK OR CONSTRUCTION OPERA- DE516NED FOR A PASSIVE LATERAL BEARING PER GRADING PLAN13. PL C ALL PLASTIC DRAINAGE PIPE SHALL CONSIST SIPRIOR CALCULATIONS FROM THE BUILDING DIV15ION TIONS, THE 51TE SHOULD BE CLEARED OF SURFACE PRE55LRE OF 250 POUNDS PER SQUARE FOOT OFSTONE OR BRICK VENEER OF OR ABR PLASTIC SCHEDULE OR To CONSTRUCTION. 5TRU('URE5 AND 5UB-5URFAGE OBSTRUCTIONS DEPTH. A COEFFICIENT OF FRICTION AGAINST 5LI-SDR 35 OR ADS 3000 WITH GLUED JOINTS. 15. THE ENGINEERING GEOLOGIST AND 501L5 AND STRIPPED OF ANY VEGETATION IN TE AREAS DING BETWEEN GONGPETE AND 501L OF 0.30 MAY 76RADINS 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR, ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILL5AND PROPOSED FOR DEVELOPMENT. REMOVED VELE- BE ASSUMED. HARDSGAPE OR OTHER RESIDUE SHALL BE ALLOWED TO ATTEST TO THE STABILITY OF THE SLOPE AND TATION AND DEBRIS SHOULD TEN BE DISPOSED 5LAB5-ON-GRADE b" GONG. BLOCK FULLY GROUTED ENTER STREETS, CURES, &UTTERS, OR STORM ADJACENT STRucTUREs UPON COMPLETION. OF OFF-SITE. SITE. A M A- MUM OF 3 FEET OF TE DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. Ib. WHEN GUT PADS ARE BROUGHT TO NEAR WGRADE 501L5 BELOW EXI5TIN6 GRADE WILL REQUIRE RE- CONCRETE 5LA65 CAST A6AIN5T PROPERLY COM- LANDSCAPE AREA 5TONEBRIGK VENEER FIN15H GRADE THE ENGINEERING GEOLOGIST SHALLPACTED MOVAL AND RE(OMPA(TION IN THE AREAS TO RE- FILL MATERIALS SHALL BE A MINIMUM OF SLOPE @ 2% MIN. TYP. YV MA50NRY ANCHORS EROSION CONTROL DETERMINE IF THE BEDROCK EXTENSIVELY CEIVE BUILDING PAD FILL. FOLLOWING REMOVAL, 5" THICK (ACTUAL) AND REINFORCED WITH #4 BARS 1 PER EACH 2.6'1 SF 4" THICK GONG. SLAB I. CON TEMPORARY EROSION CONTROL PLANS ARE FRACTURED OR FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDER- THE EXCAVATED SURFACE SHOULD BE INSPECTED AT 12" O.G. IN BOTH DIRECTIONS. THE SLABS W h4 @ za° EACH WAY REQUIRED FROM OCTOBER IS TO MAY I5. ED NECESSARY BY THE EN6INEERIN6 6EOLo- BY THE SOILS ENGINEER OR H15 DE516NATED REP- SHALL BE DOWELED INTO THE FOOTINGS U51N6 #4 2. EROSION CONTROL DEVICES SHALL BE AVAIL- 61ST AND SOILS ENGINEER, A COMPACTED FILL RE5ENTATIVE PRIOR TO THE PLAGEMENT OF ANY BARS AT 24" O.G. THE REINFORCEMENT SHALL BE ABLE ON 517E FROM OCTOBER 15 TO MAY I5. BLANKET WILL BE PLACED. FILL IN FOOTING TRENCHES. HOLES OR POCKETS SUPPORTED ON CHAIRS TO INSURE POSITIONING OF 3. BETWEEN OCTOBER 15 AND MAY 15, ER05ION CONTROL MEASURES SHALL BE IN PLACE AT 11. THE ENGINEERIN6 GEOLOGIST SHALL PERFORM OF UNDOCUMENTED FILL RESULTING FROM REMOV- THE REINFORCEMENT AT MID -CENTER IN THE SLAB. THE END OF EACH WORKING DAY WHENEVER PERIODIC INSPECTIONS DURING GRADING. AL OF BURIED OBSTRUCTIONS DISCOVERED DURING 50ME SLAB CRACKING DUE TO 5HRINKA6E SHOULD \\ o THE FIVE- DAY PROBABILITY OF RAIN Ex- CEEDS 30 PERCENT. DURING THE REMAINDER 8. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY THI5 INSPECTION SHOULD BE FILLED WITH SUITABLE BE ANTICIPATED. THE POTENTIAL FOR THE SLAB FINISH b OF THE YEAR, THEY SHALL BE IN PLACE AT THE CIVIL ENGINEER, THE SOILS ENGINEER, THE COMPACTED FILL. (RACKING MAY BE REDUCED BY CAREFUL CON- GRADE m 4 REBAR @ 24" O.G. THE END OF THE DAY WHENEVER THE DAILY ENGINEERING GEOLOGIST, OR THE TESTINGFILLS TROL OF WATER/ GEMENT RATIOS. THE GONTRAG- VERT. AND HORIZ. RAINFALL PROBABILITY EXCEEDS 50%. FACILITY FINDS THAT THE WORK 15 NOT BEING TOR SHOULD TAKE APPROPRIATE CURING PREGAU- 4. TEMPORARY DE5ILTING BASINS, WHEN RE- QUIRED, SHALL BE INSTALLED AND MAIN- DONE IN CONFORMANCE WITH APPROVED GRADING PLANS, THE DISCREPANCIES SHALL THE ON-SITE SOILS ARE SUITABLE FOR REUSE A5 COMPACTED FILL, PROVIDED THEY ARE FREE OF TIONS DIX21N6 THE POUR- INS OF CONCRETE IN HOT MINIMIZE (RACKING OF SLABS. WE INVERT ELEVATION (INV) PER GRADING PLAN WATERPROOFING TAINED FOR THE DURATION OF THE PROJECT. BE REPORTED IMMEDIATELY TO THE PERSON OR6ANIC MATERIALS, DEBRIS, AND MATERIALS WEATHER TO IN CHARGE OF THE GRADING WORK AND TO RECOMMEND THAT A 5LIP-SHEET (OR EQUIVALENT) ° 1 /o MIN. REQUIRED INSPECTIONS THE CITY GRADIN& ENGINEER. RECOMMENDA- LARGER THAN 51X (b) INCHES IN DIAMETER. AFTER BE UTILIZED IF GRAGK 5EN51TIVE FLOORING 15 1. A PRE -GRADING MEETING SHALL BE SCHED- TION5 FOR CORRECTIVE MEASURES, IF NEGE5- 5ARY, SHALL BE SUBMITTED TO THE BUILDING REMOVAL OF ANY LOOSE, COMPRESSIBLE SOILS ALL AREAS TO RECEIVE FILL AND/OR OTHER SUR- PLANNED DIRECTLY ON CONCRETE SLABS. ALL -- o ULED 4& HOURS PRIOR TO START OF GRADING WITH THE FOLLOWIN6 PERSONS PRESENT: DEPARTMENT FOR APPROVAL. FACE IMPROVEMENTS SHOULD BE SCARIFIED TOA SLABS SHOULD BE DESIGNED IN ACCORDANCE WITH STRUCTURAL CONSIDERATIONS. z #4 REBAR CONTINUOUS OWNER, GRADING CONTRACTOR, DESIGN CIVIL DOCUMENTATION MINIMUM DEPTH OF 2 INCHES, BROUGHT TO AT DRAIN PIPE PER PLAN f 18" MIN. - -t TOP AND BOTTOM ENGINEER, SOILS ENGINEER, CITY GRADIN6 1. AN A5 -BUILT PLAN SHALL BE PREPARED BY LEAST 2% OVER OPTIMUM MOISTURE CONDITIONS CAPILLARY BREAK BELOW INTERIOR 5LAB5 PER GRADING PLAN m 0 �2" MIN. ENGINEER OR THEIR REPRESENTATIVE. RE- QUIRED FIELD INSPECTIONS WILL BE OUTLINED THE CIVIL ENGINEER INCLUDING ORIGINAL &ROUND SURFACE ELEVATIONS, AS -GRADED AND GOMPAGTED TO AT LEAST 90% RELATIVE IN ACCORDANCE WITH THE 2010 CALIFORNIA AT THE MEETING. GROUND SURFACE ELEVATIONS, LOT DRAINAGE COMPACTION (BASE ON A5TM: D 1551). IF NEGE5- GREEN BUILDING STANDARDS CODE SECTION 2. A PRE -PAVING MEETING SHALL BE SCHEDULED PATTERNS AND LOCATIONS AND ELEVATIONS 5ARY, IMPORT SOILS FOR NEAR-5URFAGE FILLS 4.505.2.1, WE PROVIDE THE FOLLOWING BUILDING O NO SCALE AREA DRAIN @LANDSCAPE 6 STEM WALL AT PATIO NO SCALE 2 51TE110 48 HOURS PRIOR TO START OF PAVING WITH OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. THE CIVIL ENGINEER SHALL PRO- SHOULD BE PREDOMINATELY GRANULAR, POSSESS SPECIFICATION FOR THE SUBJECT SITE: 51TE48 L THE FOLLOWING PERSONS PRESENT: OWNER, PAVING CONTRACTOR, DE516N CIVIL VIDE WRITTEN APPROVAL THAT THE WORK WA5 A LOW OR VERY LOW EXPANSION POTENTIAL, AND CONCRETE BUILDING 5LA65 SHALL BE DIRECTLY ENGINEER, SOILS ENGINEER, CITY GRADING DONE IN ACCORDANCE WITH THE FINAL BE APPROVED BY THE 6EOTEGHNICAL ENGINEER. UNDERLAIN BY 2 INCHES OF WASHED SAND, ENGINEER OR THEIR REPRESENTATIVE. RE- QUIRED FIELD INSPECTIONS WILL BE OUTLINED APPROVED 6RADING PLAN AND STATE THE NUMBER OF YARD5 OF GUT AND/OR FILL LIFT THIGKE55 WILL BE DEPENDENT ON THE 51ZE UNDERLAIN BY A MIN. 15 MIL STEW WRAP PROPERTY LINE AT THE MEETING. MOVED DURING THE OPERATION. AND TYPE OF EQUIPMENT USED. IN 6EERAL, FILL (VI5QUEEN M015TURE BARRIER), WITH ALL LAPS NEW SLAB/ I IRON GRATE GRADING FILLS AND GUTS 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND SHOULD BE PLACED IN UNIFORM LIFTS NOT EX- �� (HEEDING 8 PLACEMENT AND COMPACTION OF SEALED, UNDERLAIN BY 4 INCHES OF 3/4 INCH GRAVEL. FOOTING SWRLE . PER 7/G2 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO I VERTICAL. ELEVATIONS OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY FILL SHOULD BE IN ACCORDANCE WITH LOCAL THE ABOVE 5PECIFIGATON MEETS OR EXCEEDS FF = 9.50' FF = 9.56' 2. FILL SLOPES SHALL BE COMPACTED TO NO RESULTS AND OTHER SUBSTANTIATED DATA GRADING ORDINANCES UNDER THE 065ERVATION AND TE5TING OF THE GEOTECHNICAL CONSULTANT. THE V5E(TION 5.5052.1 REQUIREMENT. LE55 THAN q0 PERCENT RELATIVE GOMPAG- TION OUT TO THE FINISH SURFACE. AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE WE RECOMMEND THAT FILL SOILS BE PLACED AT SURFACE DRAINAGE 3. ALL FILLS SHALL BE COMPACTED THROUGH- RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. THE MOISTURE CONTENTS AT LEAST 2% OVER OPTIMUM SURFACE DRAINAGE SHALL BE CONTROLLED AT o �' \ \ \ OUT TO A MINIMUM OF 110 PERCENT RELATIVE COMPACTION A5 DETERMINED EN ASTM TEST BOILS ENGINEER SHALL PROVIDE WRITTEN (BASED ON A5TM: D 1551). WE RECOMMEND THAT MATERIALS (MATERIALS OVER b INCHES) ALL TIMES. P051TIVE SURFACE DRAINAGE SHOULD BE PROVIDED TO DIRECT SURFACE WATER FROM GOMPAGTED 501E z - o g. \�// j\�/\�/ --, / z//��/ INLET PIPE A5 OCCURS METHOD 1551, AND APPROVED BY THE SOILS APPROVAL FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH OVERSIZE SHOULD THEY BE ENCOUNTERED, STOCKPILED AND STRUCTURES AND TOWARD STREET OR SUITABLE PER SOILS ENGINEER in OBSERVATION EXISTING WALL/FTG\/\/ / / �/ ENGINEER. COMPACTION TESTS SHALL THE JOB SPECIFICATIONS. REMOVED FROM THE SITE. DRAINAGE FACILITIES. PONDING OF WATER SHOULD o.. WHERE OCCURS i /�\/\ 21 TV PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT 3. A GEOLOGIC GRADING REPORT PREPARED BE AVOIDED ADJACENT TO THE STRUCTURES. � ., QUANTITY To ATTEST TO OVERALL COMPAG- BY THE ENGINEERING GEOLOGIST, INCLUDING TRENCH EXCAVATIONS AND BACKFILL RECOMMENDED MINIMUM GRADIENT 15 2% FOR lE) N.6. + bso' ///\ - _ \ - TION EFFORT APPLIED TO THE FILL AREAS. A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION SHALLOW EXCAVATIONS TO 0 FEET AT THE PRO- UNPAVED AREAS AND 1% FOR CONCRETE/PAVED\//\ _ _ _ _ _ _ _ _ _ _ _ _ _ o o °iso o %° 0 0 ' \/\ - oo°ao��oo 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, 5GARIFIED DISCLOSED DURING THE GRADING AND THE JEGT 51TE GAN BE EXCAVATED WITH A MODERATE AREAS. ROOF GUTTER DISCHARGE SHOULD BE DTR- (E) NATURAL O CONCRETE CATCH BASIN AND APPROVED BY THE SOILS ENGINEER EFFECT OF SAME ON RECOMMENDATIONS EFFORT U51NG CONVENTIONAL CONSTRUCTION EGTED AWAY FROM THE BUILDING AREAS THROUGH GRADE bso' wj PRIOR TO PLACING OF THE FILL. INCORPORATED IN THE APPROVED GRADING PLAN. THE ENGINEERING GEOLOGIST SHALL EQUIPMENT N GOOD OPERATING CONDITION BASED UPON THE WEATHERED NATURE OF THE SUB- SOLID PVC PIPES TO SUITABLE DISCHARGE POINTS. v > Q 12" COMPACTED SOIL p > \ /\ \ /� ° �o q �o \ \ \ 5. FILLS SHALL BE KEYED OR BENCHED INTO PROVIDE WRITTEN APPROVAL AS THE ADE- SURFACE SOILS AND TO 5AT15FY 05HA REQUIRE- AREA DRAINS SHOULD BE PROVIDED FOR PLANTER AWAY MIN. v BELOW FOOTING CIS 1 / /\/ b, °°� ° - -. S °°° 8 8 °. \/ \ FILL BOTTOM OF BASIN WITH COMPETENT MATERIAL. QUAGY OF THE SITE FOR THE INTENDED USE AREAS AND DRAINAGE SHALL BE DIRECTED � GRAVEL. WRAP W/ FILTER FABRIC b. ALL EXISTING FILLS SHALL BE APPROVED AS AFFECTED BY THE GEOLOGIC FACTORS. MENT5 FOR WORKMEN'S SAFETY, IT WILL BE EGE5- 5ARY TO SHORE EXCAVATIONS. DEEPER THAN 5 FROM THE TOP OF SLOPES. 1 NEW RETAINING WALL AND FOOTING / �,o o ° °�°o o - �000�a / BY THE 501L5 ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. FEET, OR SLOPE BACK THE SIDES OF THE EX(AVA PRE GONSTRUGTON MEETING I INSTALLED AFTER SITE OVER- EXCAVATION �\ °°o foo o foo o foo �\ I TION AT AN INCLINATION OF 1:1 HORIZONTAL TO IT 15 RECOMMENDED THAT NO GLEARING OF THE • CONTRACTOR TO PROTECT EXI5TING VERTICAL) IF WORKERS ARE TO ENTER SUCH EXGA- SITE OR ANY GRADING OPERATION BE PERFORMED WALLS AND/OR FENCES VATION5. THE GEOTEGHNIGAL GON5ULTANT SHOULD WITHOUT THE PRESENCE OF A REPRESENTATIVE OF - CONTRACTOR TO USE LIGHT BE OF DTOIN5 THE EX( TH15 OFFICE. AN ON-51TE E DEMOLITION AND GRADING E PROJECTENT OBSERVE THE 501ON 1L CONDITIONS SHOULD BE ARRAN6E BETWEEN THENSOI ENGIN- EQUIPMENT C-ONTRACTOR SHALL NOTIFY AND MAKE ADDITIONAL RECOMMENDATIONS IF EER AND THE GRADING CONTRACTOR PRIOR TO - GEOTECHNICAL ENGINEER TO ADJACENT PROPERTY OWNERS BY NECESSARY. ANY GON5TRUGTION. PROVIDE INSPECTION + MONITORING GERTIFIED MAIL TEN DAYS PRIOR THE ON-51TE 501L5 MAY BE USED AS TRENCH GEOTECHNICAL OBSERVATION DURING EXCAVATION OPERATION. TO STARTING EXCAVATION WORK. BAGKFILLOF AND AND TESTING DURING CONSTRUCTION EXCAVATION @ NE PROPERTY LINE 7 PRECAST CONCRETE BOTTOMLESS CATCH BASIN NO SCALE OVER 6 INCHES INEDIMEN51OND WE RECOMMEND THAT A QUALIFIED 6EOIDE E KHA AMIALE 01 ORGANIC MATTER. TRENCH BAGKFILL SHOULD BE OTECHL CONSULTANT BE RETAINED PROVIDE GEOTECH- COMPACTED IN UNIFORM LIFTS (NOT EXCEEDING 8 NIGAL ENGINEERING SERI(E 5, INCLUDING O ECHN- IN GOMPAGTED THICKE55) BY MECHANICAL . C E NIGAL OBSERVATIOWTESTING, DURING THE CON- MEANS TO AT LEAST 90% RELATIVE COMPACTION 5TRUGTION PHASE OF THE PROJECT. TH15 15 TOt 12.15' TW (ASTM: D 1551). VERIFY THE COMPLIANCE WITH DE516N, 5PE(IFICA- (E) NEIGHBOR GEOTECHNICAL PARAMETERS TION5 AND/OR RECOMMENDATIONS, AND TO ALLOW DWELLING SWALE NEW SLAB/ THE FOLLOWING GEOTECHNICAL PARAMETERS MAY DE516N GHAN6E5 IN THE EVENT THAT SUBSURFACE PER 1/G2 FOOTING 4° covcRETE OF, b° TOPSOILBE USED IN THE DESIGN OF THE PROPOSED 5TRUG- CONDITIONS DIFFER FROM TH05E ANTICIPATED. FF =10.00' FF = q.50' TURE (ALSO, SEE "LIQUEFACTION" SE( TION, ABOVE): GEOTECHNICAL 065ERVATIONS/TE5TIN6 SHOULD ° FILTER CLOTH FOUNDATION DESIGN BE PERFORMED AT THE FOLLOWING STAGES: LAP 6' AT TOP 5TRUGTURE5 ON PROPERLY COMPACTED FILL MAY - DURING ANY GRADING OPERATIONS, INCLUDING COMPACTED SOIL ry BE SUPPORTED BY CONVENTIONAL, CONTINUOUS OR EXCAVATION, REMOVAL, FILLING, COMPACTION, PER SOILS ENGINEER 150LATED SPREAD FOOTIN65. FOOTING5 SHOULD AND BACKFILLING, ETC. OBSERVATION n : BE A MINIMUM OF 24 INCHES DEEP BY 15 INCHES - AFTER EX(AVATION5 FOR FOOTINGS/GRADE WIDE. AT THI5 DEPTH, FOOTIN65 FOUNDED IN FILL BEAMS TO VERIFY THE ADEQUACY OF UNDER- (E) NATURAL MATERIALS MAY BE DESIGNED FOR AN ALLOW- LYIN6 MATERIALS. GRADE t 6.50' ABLE BEARING VALUE OF 1500 AND 2000 P5F - - - - - "� - - - - - - - - - 4"m ABS, SDR 3s, DRAINUNE (FOR DEAD -PLUS- LIVE LOAD) FOR CONTINUOUS - AFTER PRE-5OAKIN6 OF EW SLAB -ON -GRADE c0 MIN. 15' LONG WALL AND ISOLATED SPREAD FOOTINGS, RE5PEG- EARTH MATERIALS, IF ANY, PRIOR TO TEa I o o PERFORATION AT BOTTOM TIVELY. THESE VALUES MAY BE INCREASED BY POURING OF CONCRETE. w Q > 5LOPE @ 1% MIN. OE -THIRD FOR LOADS OF SHORT DURATION, IN(LU- - DURING/AFTER INSTALLATION OF 5UB-DRAIN5. t ry >° p DING WIND VALUES MAY BE INCREASED BY 1/3 FOR - DURING/AFTER EXCAVATION FOR 5WIMMIN6 (E)' RETAINING WALL AND FOOTING 1 CRUSHED ROCK LOADS OF SHORT DURATION, NGLUDIN(5 WIND OR POOL/5PA SHELL TO VERIFY THE ADEQUACY OF To REMAIN 1 SEISMIC FORGES. SHOULD HAVEA MINIMUM WIDTH THE UNDERLYING MATERIALS. NOTE: OF 15" AND 5HOUL12 HAVE A MINIMUM WIDTH OF 15" AND BE REINFORCED WITH #5 REBAR (TWO AT THE - DURING BACKFILL OF DRAINAGE AND UTILITY 12" MIN, COMPAGTED 501L t BELOW FOOTING FRENCH DRAIN OGGUR5 FROM BUILDING LINE TO PROPERTY TOP AND TWO AT THE BOTTOM). REINFORCEMENT LIE TRENCHES, IF ANY, TO VERIFY PROPER • CONTRACTOR TO PROTECT EXISTING t LINE- SEE GRADING PLAN FOR REQUIREMENTS MAY BE INCREASED IF REGOMMEN- COMPACTION. WALL5 AND/OR FENCES PROPERTY LINE 5PEGIFIGATIONS DED BY THE PROJECT STRUCTURAL ENGINEER. IN -WEN OR IF ANY UNUSUAL GEOTECHNICAL CONTRACTOR TO USE LIGHT2-- DEMOLITION AND GRADING NO CASE SHOULD THEY BE DEGREASED FROM THE GONDITION5 ARE ENCOUNTERED. EQUIPMENT PREVIOUS RECOMMENDATIONS. - PRIOR TO SLAB POURS TO ENSURE PROPER 5UB- CONTRACTOR SHALL NOTIFY - GEOTECHNICAL ENGINEER TO ADJACENT PROPERTY OWNERS BY GEMENT TYPE FOR CONCRETE IN GRADE COMPACTION AND M0151URE BARRIERS. PROVIDE INSPECTION + MONITORING GERTIFIED MAIL TEN DAYS PRIOR CONTACT WITH ON-SITE EARTH MATERIALS SCHEDULE AN INSPECTION WITH THE GEO- DURING EXCAVATION OPERATION. TO STARTING EXCAVATION WORK. CONCRPLEASE MIX DESIGN SHOULD BE BASED ON NIC CONSULTANT PRIOR TO POURING OF SCALE2 8 EXCAVATION @ SW PROPERTY LINE HUNCH DRAIN NO SCALE 4 FATE TETE 10 FATE TESTING WITH SECTION 1904.2 OF THE 2010 S. INTERIOR AND EXTERIOR SLABS. KHNO AMI 5TE01 .n N Z N � o O �Z Q ~ 2 v 2 ,U cV Z o U ON 2 QLn Q _o M 2 Q - O U g �N HA S/T OZ P \No. C 6947 * ST�F . 5_3� OF CAL FO�� IAN J.N. HARREON, ARGHITEGT hereby expressly reserves its common law copuright and other propertq rights in these plans. These plans are not to be reproduced, copied or changed In any form whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o+y AN J.N. HARKWN, ARGHITEGT. O^ a I� W J Oto w M U 7 F� 10-0 nw I� rwT/y, I� N O � z JOB # KHATAMI DRAWN BY pdw PLOT DATE 4/19/2011 REVISION BY DAT E C2 17 + FD, LD, & TAG P,L,S, 6902 PER R,S, NO, 2004-1096, R.S.B. 200-29 CL, ALLEY Ln N55°19'57'E 349.45' -- - 79,51' (79,50') Q - - cn er PP + 1 4,50' 1 4,50' � C7 r i 18.7 ROOF PEAK 7.13' 9.40' FS i FS 9.54' FF 7,0' SINGLE STORY 3,5' �a �r I z rrl SB DS FR ME,DWELLING- r r n �g QFCK - 9.33' FS r9,-411 FS w w 914' N -WOaD TW uo w is 11 ET A L WOOD DECK 9.03' FS RAIL H-3 HEIGHT I� v �= w o o 00 J Ln I R? 1 4,50' 14.50' (25,00') (25,00') 75,00' (75.00') ZO T3? I <oT 75.01' (75,00') 4.50' 79,51' (79,50') CL, INT, FALLS ON SEWER MANHOLE EST @ INT, OF LD, & TAG TIES PER RS, NO, 2006-1034, R,S,B, 228/36 BENCHMARK BM J-782 ELEVATION=6.978 FT. NAVD88 FD. 3 3/4" O.C.S. ALUM. BM DISK STAMPED % 782 1946", SET IN TOP OF A CONC. POST, MON. IS LOCATED IN THE NE COR. OF THE INT. OF 29th ST. & NORTHBOUND NEWPORT BLVD., 24.3' E'LY OF THE CL. OF THE NORTHBOUND LANES ALONG NEWPORT BLVD. & 23.3 ' N'LY OF THE CL. OF 29th ST. MON. IS SET LEVEL WITH THE SIDEWALK. PCC ALLEY (25,00') �0T `b FD, LD, & TAG L,S, 6902 ON 1,00' OS ON P,L, PROD, PER R,S,B, 200/29 1 1/2" PVC DISCHARGE LINE FROM GRATED INLET 7.72' FL SET LD. & TAG L.S. 4459 ON 5.00' OFFSET ON P.L. PROD. EL. =7.35' 3/4" PVC DISCHARGE LINE FROM GRATED INLET htij 7.75' FIL c> 52,E cn 50,00' (50,00') - - PCC DRV > > APRON�S2' 25.00 (25.00') 25.00' (25.00') 6.93' TG GRATED INLET D FD. LD, & TAG L,S, 6902 6.0' INV, W/SUMP PUMP ON 5,00' OS ON P.L, PROD, PER R,S,B. 200/29 7.06' SET LD. & TAG L.S. 4459 ON 5.00' OFFSET ON P.L. PROD. EL. =7.31' f FD. LD, & TAG L,S, 5848 ON TOP OF NE'LY MEDIAN CURB IN LIEU OF GEAR SPK, & W. PLS 6965 PER C,R 2014-1410A FD, LD. & TAG L,S, 4384 7.34' < �3' ) ) ) 1' <'9• PCC ALLEY ul PER C,R, 2006-0023 FIL �' 90; c4Q,6g. 7.71' 25.01 �S S 7.31' FL - FS N55°19'57' PP P.L. oSS2, v 5,04' <5,00'> DS, J'J�_ b 25,01' two - 7.55' FS 100,01' (100.001) - 3,0' 7.55 FS OVERHEAD HIGH VOLTAGE ELECTRIC V S 3,6, 7.33' 7.53 B 7.89' FS WIRES ENCROACHING SE'LY OF P.L. FS FS 7.10 7.77' FS PCC DRV APRON SB ' 7.75' FS FS -7.00' FS CATV 1 PCC T TRASH 7.53' FS 7.60' FS J 7.37' STEP ENC 7.91' FS 7.81' LNDG EM 7.84' FS 12.84' TW 6.56' STEP 7.93' FS LEGEND GRATED INLET -° 19.3' ROOF HEIGHT n n W/SUMP PUMP n 2 CAR GARAGE TC -TOP OF CURB FL-FLOWLINE cn 5.90' TG 5.0' INV. n 8,03' FS 0LAND S CL -CENTERLINE 6.22' GFF K. G'86 PL -PROPERTY LINE 5.93' FS 8 17' FSC,t`' �t3 TOp � PCC -CONCRETE .�, WM-WATER METER 24.7 ROOF HEIGHT AGM -GAS METER 4 2 CAR GARAGE w 6.68' Fs No. 4459 W/LIVING AREA ABOVE 8.14 FS `��",_,'� EM -ELECTRIC METER 7.68' DECK dvwnl FS -FINISHED SURFACE 6.91' FS £ 6.66' FScAJ FF -FINISHED FLOOR LOT 27 g 6.91' TC �j �� DS -DOWNSPOUT 6.79' LOT 26 OF CAO AC -AIR CONDITIONER 6.20' FS D TW -TOP OF WALL 9.18' DECK y LNDG-LANDING RECEPT BOX / 7.79' DECK ©GI' �'' 2D> SW -SIDEWALK FOR SUMP PUMP r TCF -TOP OF CURB FACE v o 0 0 6.87' FS PP -POWER POLE n na r GFF-GARAGE FINISHED FLOOR - 8.81' LNDG 6.83' TC 6.57' FS 6.51' FS / £ n 6.20' FS -STEPS n 1' X 1' GRATED INLET Av 6.34' . n W SUMP PUMP w 6,4S 2' PVC DRAIN / 6' DISCHARGE LINE 1 6.43' TG 4.9' INV. FS FROM GRATED INLET c 6.50' FS 6.77' F ?-- -0 - SCALE 1 "=8' ro RUBBER TREE 6.55' FS 0 IRT D=16" AC PAD -6.6T FS 6.62' FS FRAME 0 8 & STUCCO 6.61' FS - 6.61' FS .7.53' STEP DWELLING ON ro / 8 11' STEP STEM WALLS cn� 8 6, STEP 6.72' FS ROOF HEIGHT 7.03 STEP 1 23.0' n g i 18.7 ROOF PEAK 7.13' 9.40' FS i FS 9.54' FF 7,0' SINGLE STORY 3,5' GFF 6.98 FS SB DS FR ME,DWELLING- r r n �g QFCK - 9.33' FS r9,-411 FS 29.7' ROOF J 914' N -WOaD TW uo w is 11 ET A L WOOD DECK 9.03' FS RAIL H-3 HEIGHT 2 CAR GARAGE 14,07' TW 9.22' STEP 9.85' STEP 10.47' STEP �T 11,07' STEP -� 2g 11.67' LNDG - 11.69' FS LOT 28 11.70' LNDG 11.07' STEP 10.44' STEP z 10.01' LNDG + a 10.08' FS ' w - 14.75' TWCD a 12.75' TW £ 10.02FS N m 2 STORY DWELLING lo -4 V FRAME & STUCCO CONST. n o SLAB ON RAISED GRADE 0 v 9.78' FS 6.5' DIRT 10.13' FS 6.96' FS ' MASONARY WALL H=VAR, W=0.5' ROOF HEIGHT 9.37' DECK v 29,2' 9.73' FS 9.91' FS 12.83' TW 9.42' FS PCC PATIO 24,97' (25.00') 25,01' (25,00') --- 6�ys7 49,98' (50,00') PCC SW SET LD. & TAG L.S. 4459 ON 5.00' OFFSET ON P.L. PROD. EL. =7.31' f FD. LD, & TAG L,S, 5848 ON TOP OF NE'LY MEDIAN CURB IN LIEU OF GEAR SPK, & W. PLS 6965 PER C,R 2014-1410A FD, LD. & TAG L,S, 4384 7.34' < �3' ) ) ) 1' <'9• PCC ALLEY ul PER C,R, 2006-0023 FIL �' 90; c4Q,6g. 7.71' 25.01 �S S 7.31' FL - FS N55°19'57' PP P.L. oSS2, v 5,04' <5,00'> DS, J'J�_ b 25,01' two - 7.55' FS 100,01' (100.001) - 3,0' 7.55 FS OVERHEAD HIGH VOLTAGE ELECTRIC V S 3,6, 7.33' 7.53 B 7.89' FS WIRES ENCROACHING SE'LY OF P.L. FS FS 7.10 7.77' FS PCC DRV APRON SB ' 7.75' FS FS -7.00' FS CATV 1 PCC T TRASH 7.53' FS 7.60' FS J 7.37' STEP ENC 7.91' FS 7.81' LNDG EM 7.84' FS 12.84' TW 6.56' STEP 7.93' FS LEGEND GRATED INLET -° 19.3' ROOF HEIGHT n n W/SUMP PUMP n 2 CAR GARAGE TC -TOP OF CURB FL-FLOWLINE cn 5.90' TG 5.0' INV. n 8,03' FS 0LAND S CL -CENTERLINE 6.22' GFF K. G'86 PL -PROPERTY LINE 5.93' FS 8 17' FSC,t`' �t3 TOp � PCC -CONCRETE .�, WM-WATER METER 24.7 ROOF HEIGHT AGM -GAS METER 4 2 CAR GARAGE w 6.68' Fs No. 4459 W/LIVING AREA ABOVE 8.14 FS `��",_,'� EM -ELECTRIC METER 7.68' DECK dvwnl FS -FINISHED SURFACE 6.91' FS £ 6.66' FScAJ FF -FINISHED FLOOR LOT 27 g 6.91' TC �j �� DS -DOWNSPOUT 6.79' LOT 26 OF CAO AC -AIR CONDITIONER 6.20' FS D TW -TOP OF WALL 9.18' DECK y LNDG-LANDING RECEPT BOX / 7.79' DECK ©GI' �'' 2D> SW -SIDEWALK FOR SUMP PUMP r TCF -TOP OF CURB FACE v o 0 0 6.87' FS PP -POWER POLE n na r GFF-GARAGE FINISHED FLOOR - 8.81' LNDG 6.83' TC 6.57' FS 6.51' FS / £ n 6.20' FS -STEPS n 1' X 1' GRATED INLET Av 6.34' . n W SUMP PUMP w 6,4S 2' PVC DRAIN / 6' DISCHARGE LINE 1 6.43' TG 4.9' INV. FS FROM GRATED INLET c 6.50' FS 6.77' F ?-- -0 - SCALE 1 "=8' ro RUBBER TREE 6.55' FS 0 IRT D=16" AC PAD -6.6T FS 6.62' FS FRAME 0 8 & STUCCO 6.61' FS - 6.61' FS .7.53' STEP DWELLING ON ro / 8 11' STEP STEM WALLS cn� 8 6, STEP 6.72' FS ROOF HEIGHT 7.03 STEP 1 23.0' n g i 18.7 ROOF PEAK 7.13' 9.40' FS i FS 9.54' FF 7,0' SINGLE STORY 3,5' 7.58 FS l 7.69' PCC 9.36' DECK 7.95' FS SB DS FR ME,DWELLING- 9.04' TW �g QFCK - 9.33' FS r9,-411 FS 914' N -WOaD TW uo w is 11 ET A L WOOD DECK 9.03' FS RAIL H-3 9.56' FF _ 100,04' (100,00') © P,L.J 4�A BW \\ + 9.40' N) MASONARY WALL - in W=0.5' H=3.3' 9.37' TCF 9.27' TCF 8.75' FL 8.67' FL 8.85' FS `-8.76' FS N N55+17'38'E 349,51' v PCC STREET BASIS OF BEARINGS THE BEARING OF S15017'38'W PER R,S, NO, 2004-1096, R.S.B. 200/29 LEGAL DESCRIPTION LOT 27 OF BLOCK 25 OF THE NEWPORT BEACH TRACT RECORDED IN BOOK 3, PAGE 26 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY CALIFORNIA. N55 17 38 E 25,01' 9.03 BW RET, WALL W=0,5' /G�� 9 2 'ECW PCC 5W FD, LD, & TAG L,S, 4384 UNDER N ERDEC PER C.R.; 2006-0023 Ng 0 9 .95' TCF N 6R3 TC PALM BTREE FL PCC STREET 9"DIA CL. 25 th STREET 9.0' DIRT'7- - - n- - 8.67' FS x-8.57' FS 8.43' FS SET LD. & TAG L.S. 4459 SET LD. & TAG L.S. 4459 ON 1.00' OFFSET ON ON 1.00' OFFSET ON Iv P.L. PROD. EL=9.41' P.L. PROD. EL=9.18' cn SURVEYED BY LOREN TOOMEY, P.L.S. 4459 24791 BELGREEN PL. LAKE FOREST, CA. 92630 949-770-1941 DATE OF SURVEY: SEPT. & OCT. 2016 _/v FD. GEAR SPK & W. L.S. 6985, FLUSH OWNER: SSS REAL ESTATE, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY ADDRESS: 117 25th STREET, NEWPORT, BEACH 92663 A.P.N. 047-094-33 117-25-3,DWG 12 _ 3'-1 Yz" 18'-9" 3'-1 Y". _ _ 3'-1 Yz" V-5" 11-011,2'-10" 5-7. - 11-011, 5'-0" 1 1'-10" 1'-10" 0 12 0 0 O O ttl m m a 12 0 0 - ry 1 ry A A Q I I AC WELL I m 18 O 16 DEX-O-TEX 31 - m AD BEDROOM 3 I ESR 1'15"1 - I GLA55 A � TILE I 12 F 5_6" 3'-4" 5'-11" F. BALCONY 4 I DEX-O-TEX BALCONY ESR -1 5 O GLA55 'A' nl DEX-0-TEXT A 0 11 5 CLA5UNFINISHED A 12 GLA55 'A'' I r7\ ATTIC A O O O I 16 b I 32 A CL A — J 2'-b,. A 3 F JF.JF.JF F JF J .JF.. O I ° a m A BEDROOM 2 O A TILE A ' ATH 2 OTILE � I BATH 3 A ' f i TILE 13 Q O O ---LOFT- "l G — —— — —— — 1 CARPET f v v- W TUB 15 14 SI TOWER ----- - 7:ry A 21 z ° p _ a T v Z Q / Z J LIVING O U L U 2 M G N Z U J z z=ON< ON CL 0 W/ FOOT SHOWER � O U f STONE d / Q' \No. N C 6947 * 2l CLOSET SYSTEM IAN J.N. HARRISON, AROHITEOT hereby expressly reserves its common law cogright and other propertu rights in these plans. These plans are not to be reproduced, copied or changed any form r AN J.N. HARRWN, ARr HITECT. z r✓Jev..✓ r✓Je:e%JJ J:e' ;:'FJ: �e:.�e.. v O DN O n w m �o A w LAUNDRY BOX, PAN AND DRAIN DN w frO rl M F+�1 1L^ Y i O 14T@105' 29 MIN. 36" 50. GONG. LANDING @ ALL EXTERIOR 14 z JOB # KHATAMI K pdw PLOT DATE 4/23/2011 REVISION r 15T@10.5" DOORS. SEE SITE PLAN O f 3O SHATTER -PROOF G1 -A55 A 1 8 O TO 42" ABOVE TOP OF SPA � ADz AG. SEPARATE PERMIT J: SHELF - 32 UNFINISHED ATTIC: ` f "D2 NOT TO CONTAIN ANY AIR RE615TER5 OR CLOSET ELECTRICAL OUTLETS AND LIGHTING OTHER E41 10 A THAN WHICH 15 REQUIRED BY GODS I r, . IG 1 F \ NOR ANY INSULATION, DRYWALL OR SIMILAR A v O 11 LOGGIA INTERIOR FINISHING MATERIAL A 2"1 A d 77 12 DEX-O-TEX E5R-1151 '------------ ----�----------- ---' A O A A 13 ALL SHOWERS SHALL BE NOT LE551,02450.IN, F\ CLASS 'A' O O IN FLOOR AREA, AND FIT MIN. 30"(D CIRCLE 9 a I I I N A I FAGTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER GOMPONENT5 SHALL BE LISTED AND INSTALLED 1 2R@6" LIP O IN AGGORDANGE WITH THEIR 1-15TIN6 AND MANUFAG- 15R@"1.33" UP TURER INSTRUCTIONS. ;o A A 14T@10.5" JF W. —-- lF r J JF:: ' F JF 1l.JF"-JF JF JF 1lf •_ 'A "' JF J 3'-1 Yz° A A MASTER 1 FIRST FLOOR PLAN V4" =150" Q A BATH II 1' _'• 11'-2" 8" 5'-11" A TILE ° A° P A R . O 11 ROOF DECK H_>0 e A A MASTER BEDROOM 12 DEX-0-TEX I 12 v I z SF R TILE ESR -1"15'1 'A' /71 GLA55 v A N A A 'A O A 11 4 a I in O a 3'-1 Yz" 18'-9" 3'-1 Y," 49 0 -----------------�L----------------- u I I I I ry WALL LEGEND 2X4 @ 16" O.G. 2X6 @ 16" O.G. A01 1 2X8 @ 16" O.G. f f 3X4 @ ib" O.G. CLEAR PARKIN6 F 2X3 @ ib" O.G. 1 '. 42" HIGH GUARDRAIL 1 -HOUR WALL 16 't, 1 GARAGE z WALLS < 3'-O" TO AD1 Y F PROPERTY LINE 70 BE f, 1 ❑1 Q 1 F 1 -HOUR CONSTRUCTION r U F m PROVIDE FIRE BLOCKS AND 1 1 I DRAFT STOPS AT 10'-0" O.G. ^". (8'-0" O.G. AT RATED WALL5) KEYNOTES TANKLE55 WATER HEATER 5'-4" 4'-2" • 3'-4" 5-11" - - 1 _ �3 COMBUSTION AIR VENTS 1 -HOUR RATED SHAFT AD1 �..,` — ---- -- ---- J ` � LLS F F.,. F F F..,. f _ 5 PROVIDE 5/8 'TYPE X GYP BD ON WA Q AND GEILIN6 OF ENCLOSED U5EASLE r____ SPACE UNDER STAIRS I 13 I F ZW D © DRYER VENT, LENGTH NOT TO EXCEED 14'-0" O m ❑ METAL FIREPLACE BY FMI 42" NII E9R-25420XEXTERIOR COMBUSTION AIR O 0 I n�)TON O� 2& I - DUCTS SHALL BE LISTED COMPONENTS OF THE PANTRY F. FIREPLACE, AND INSTALLED PER FIREPLACE I I STONE IMANUFACTURER'S INSTRUCTIONS. 11 PROVIDE 2" CLEARANCE TO COMBUSTIBLES O O LIP 6 STG. AT FIREPLACE OPENING m TILE HEARTH. MIN. 2" THICK WW> F (V•177-7,70 O REFRI6 ry A LINE OF WALL ABOVE f F 2-4-10 3'-10" 10 WATER SOFTENER KITCHEN A 11 Uri SOFFIT K STONE ` 4 12 42" HIGH GUARDRAIL AD2 OR P�2 NAT 2R CLOSET TO BE MIN, 30" WIDE WITH 13 [EEoom A MIN,CLEAR IN FRONT OF TOILET, TYF. AD2 ' 22 14 SHATTER PROOF ENCLOSURE ! I ry 1S CERAMIC, TILE WALL5 70 V -O" z I OVER PLASTER, TYP. ❑ I � I 16R@'1.64" 16 MIN. 30" X 30" ATTIC ACCESS UP ' 1l ROOF DRAIN NV OVERFLOW 14 15T@10.5" in AD1 / I 1 i w 18 METAL CHIMNEY FLUE 19 LINE OF GEILIN6 GRANGE 2'-6" 23 2-6 20 WINDOW SEAT. 15" ABOVE FINISH FLOOR SMART VENT WITHIN 12" OF EXTERIOR GRADE f ,o MODEL: 1540-520 E5R-20"14 X. 1'-4" DINING 22 HANDRAIL AD2 STONE 9 O23 GUARDRAIL 24 SLOPE TO DRAIN, 29d MIN. 2S 36" WIDE FIREBOX METAL FIREPLACE BY FMI STAIINLE55 STEEL ICC# E5R-2542 I I Q 6A5 ONLY - DIRECT VENT o m❑ 26 SHOWER HEAD AND DRAIN AD2 v AD2 O - O 0 11 IL 25 i eF 12 \J 4 a BALCONY H—>0 12 4 4 a DSR0-T X / • N GLA55 'A' I I a I ❑❑ a o 12 Ifl N <V 10" 1T-1" 1'-0" 3'-1 Yz" 18'_9" 3'-1 Yz" 18'_9" THIRD FLOOR PLAN V4" =1'-0" SECOND FLOOR PLAN 10" V4" =1'-0" I J �o 0 in N .O S <V fV Q / Z J LIVING O U L U 2 M G N Z U J z z=ON< ON CL 0 W/ FOOT SHOWER � O U f STONE LASED ARCy G�� N. HARRiS,TF�,� pZ Q' \No. N C 6947 * 2l CLOSET SYSTEM IAN J.N. HARRISON, AROHITEOT hereby expressly reserves its common law cogright and other propertu rights in these plans. These plans are not to be reproduced, copied or changed any form r AN J.N. HARRWN, ARr HITECT. z v O O w m �o w LAUNDRY BOX, PAN AND DRAIN z w frO rl M F+�1 1L^ Y O 29 MIN. 36" 50. GONG. LANDING @ ALL EXTERIOR 14 z JOB # KHATAMI K pdw PLOT DATE 4/23/2011 REVISION BY r a 3'-1 Yz" 18'-9" 3'-1 Y," 49 0 -----------------�L----------------- u I I I I ry WALL LEGEND 2X4 @ 16" O.G. 2X6 @ 16" O.G. A01 1 2X8 @ 16" O.G. f f 3X4 @ ib" O.G. CLEAR PARKIN6 F 2X3 @ ib" O.G. 1 '. 42" HIGH GUARDRAIL 1 -HOUR WALL 16 't, 1 GARAGE z WALLS < 3'-O" TO AD1 Y F PROPERTY LINE 70 BE f, 1 ❑1 Q 1 F 1 -HOUR CONSTRUCTION r U F m PROVIDE FIRE BLOCKS AND 1 1 I DRAFT STOPS AT 10'-0" O.G. ^". (8'-0" O.G. AT RATED WALL5) KEYNOTES TANKLE55 WATER HEATER 5'-4" 4'-2" • 3'-4" 5-11" - - 1 _ �3 COMBUSTION AIR VENTS 1 -HOUR RATED SHAFT AD1 �..,` — ---- -- ---- J ` � LLS F F.,. F F F..,. f _ 5 PROVIDE 5/8 'TYPE X GYP BD ON WA Q AND GEILIN6 OF ENCLOSED U5EASLE r____ SPACE UNDER STAIRS I 13 I F ZW D © DRYER VENT, LENGTH NOT TO EXCEED 14'-0" O m ❑ METAL FIREPLACE BY FMI 42" NII E9R-25420XEXTERIOR COMBUSTION AIR O 0 I n�)TON O� 2& I - DUCTS SHALL BE LISTED COMPONENTS OF THE PANTRY F. FIREPLACE, AND INSTALLED PER FIREPLACE I I STONE IMANUFACTURER'S INSTRUCTIONS. 11 PROVIDE 2" CLEARANCE TO COMBUSTIBLES O O LIP 6 STG. AT FIREPLACE OPENING m TILE HEARTH. MIN. 2" THICK WW> F (V•177-7,70 O REFRI6 ry A LINE OF WALL ABOVE f F 2-4-10 3'-10" 10 WATER SOFTENER KITCHEN A 11 Uri SOFFIT K STONE ` 4 12 42" HIGH GUARDRAIL AD2 OR P�2 NAT 2R CLOSET TO BE MIN, 30" WIDE WITH 13 [EEoom A MIN,CLEAR IN FRONT OF TOILET, TYF. AD2 ' 22 14 SHATTER PROOF ENCLOSURE ! I ry 1S CERAMIC, TILE WALL5 70 V -O" z I OVER PLASTER, TYP. ❑ I � I 16R@'1.64" 16 MIN. 30" X 30" ATTIC ACCESS UP ' 1l ROOF DRAIN NV OVERFLOW 14 15T@10.5" in AD1 / I 1 i w 18 METAL CHIMNEY FLUE 19 LINE OF GEILIN6 GRANGE 2'-6" 23 2-6 20 WINDOW SEAT. 15" ABOVE FINISH FLOOR SMART VENT WITHIN 12" OF EXTERIOR GRADE f ,o MODEL: 1540-520 E5R-20"14 X. 1'-4" DINING 22 HANDRAIL AD2 STONE 9 O23 GUARDRAIL 24 SLOPE TO DRAIN, 29d MIN. 2S 36" WIDE FIREBOX METAL FIREPLACE BY FMI STAIINLE55 STEEL ICC# E5R-2542 I I Q 6A5 ONLY - DIRECT VENT o m❑ 26 SHOWER HEAD AND DRAIN AD2 v AD2 O - O 0 11 IL 25 i eF 12 \J 4 a BALCONY H—>0 12 4 4 a DSR0-T X / • N GLA55 'A' I I a I ❑❑ a o 12 Ifl N <V 10" 1T-1" 1'-0" 3'-1 Yz" 18'_9" 3'-1 Yz" 18'_9" THIRD FLOOR PLAN V4" =1'-0" SECOND FLOOR PLAN 10" V4" =1'-0" I J �o 0 in N .O S <V fV In N z Q / Z J LIVING O U L U 2 M G N Z U J z z=ON< ON CL -, < � E5 z in Z Q O W/ FOOT SHOWER � O U f STONE LASED ARCy G�� N. HARRiS,TF�,� pZ Q' \No. C 6947 * 2l CLOSET SYSTEM IAN J.N. HARRISON, AROHITEOT hereby expressly reserves its common law cogright and other propertu rights in these plans. These plans are not to be reproduced, copied or changed any form r AN J.N. HARRWN, ARr HITECT. z O O w m w LAUNDRY BOX, PAN AND DRAIN z w frO rl M F+�1 1L^ Y O 29 MIN. 36" 50. GONG. LANDING @ ALL EXTERIOR 14 z JOB # KHATAMI K pdw PLOT DATE 4/23/2011 REVISION BY DATE DOORS. SEE SITE PLAN f 3O SHATTER -PROOF G1 -A55 A 1 8 O TO 42" ABOVE TOP OF SPA � ADz AG. SEPARATE PERMIT J: F - 32 UNFINISHED ATTIC: NOT TO CONTAIN ANY AIR RE615TER5 OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY GODS I I NOR ANY INSULATION, DRYWALL OR SIMILAR ry INTERIOR FINISHING MATERIAL '------------ ----�----------- ---' O 33 ALL SHOWERS SHALL BE NOT LE551,02450.IN, Q1 IN FLOOR AREA, AND FIT MIN. 30"(D CIRCLE 9 N FAGTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER GOMPONENT5 SHALL BE LISTED AND INSTALLED IN AGGORDANGE WITH THEIR 1-15TIN6 AND MANUFAG- TURER INSTRUCTIONS. 2'-17z" 3'-1 Yz° FIRST FLOOR PLAN V4" =150" In N z Q / Z J C� U L LJ _ O U L U 2 M G N Z U J z z=ON< ON CL -, < � E5 z in Z Q O � = Z 2 G � O U Z Q - LASED ARCy G�� N. HARRiS,TF�,� pZ Q' \No. C 6947 * S7,�Fj .5- � gTFOr rlak \ IAN J.N. HARRISON, AROHITEOT hereby expressly reserves its common law cogright and other propertu rights in these plans. These plans are not to be reproduced, copied or changed any form in whatsoever, nor are they to be assigned to a third party, without the express written permission and consent a AN J.N. HARRWN, ARr HITECT. z O O w m w z w frO rl M F+�1 1L^ Y O � 14 z JOB # KHATAMI DRAWN BY pdw PLOT DATE 4/23/2011 REVISION BY DATE A 1 ?0 I `-- `-- ry'� II _I~ �._________r_____si hJ L, II II II II II II II i i AG WELL F l -------------------- II II --------------------SII II II II II 'I II II II II II II II II II II I I 3:12 3:12 I I I I II L � II II II II II II II w II II C, II II � II II fl I� II II III II II II II II II II II II II II II II II II II II i II II II -- - - - -------------_-_-_ \r5E L7 I�{��JPrIRIDGE II II II -------------- II II II II II 'I II N II N II m W m W �� may,---------�� -- r,l II II ` I II II � I I I I I Tl I II w II � I I t= II � II I I I I I L I II II 3:12 3:12 II L II N I I I I 111 II II II II I I I I I I I! II II II II II II II II II F I--- --------- ROOF DECK 412 4:12 F i ROOF PLAN KEYNOTES IflSTANDING SEAM METAL ROOFING DOOR SCHEDULE RATIO REQUIRED GLA55'A'A55EM5LY Mark Qty Size Thick Type WITHIN 10'-0" WITH SPARK ARRESTOR Glazing* U -Value Remarks (� PROJECTION5 LE55 THAN 3'-0" TO HARQs/T F� PROPERTY LINE TO BE 1 -HOUR UAL CON5TRUCTION, TYPICAL O1 ® 31-01, X 6_011 2 1/4" 4 PANEL 6LA55 ROOF VENT. 1445Q. IN. OPENING TEMDPERED 0500 W SQUARE STICKING W z� AGGORDIAN DUAL O O 1 15'-0" X 17-10" 13/4" 5 PANEL GZ. TEMPERED 0.500 w 3 PANEL 6LA55 51N6LE w O 1 2'-4" X 8'-0" 13/4" SQUARE 5TICKIN6 w TEMPERED I� ISI w GARAGE OVERHEAD V ALUM. FRAME W/ OBSCURE 6LA55 ® 1 16-0" X 7-0" 4 SECTION AUTO GARAGE DOOR OPENER Z 3 PANEL DRAWN BY pdw 20 MIN, RATED, TIGHT FIT O 1 Z-10" X 6-5" 13/4" SOLID GORE 5ELF-CL051N6, SELF -LATCHING 3 PANEL © 1 2'-6" X 6-0" 13/4" SQUARE STICKING 3 PANEL O 5 2'-4" X 6-5" 13/4" SQUARE STICKING 3 PANEL ® 3 Z-6" X 6'-8" 13/4" SQUARE STICKING 3 PANEL 51N6LE 10 1 Z-8" X 6-8" 13/4" SQUARE STICKING TEMPERED OBSCURE 6LA55 3 PANEL 11 3 Z-8" X 6-5" 13/4" SQUARE STICKING 3 PANEL 6LA55 DUAL 12 1 Z-8" X 6-8" 13/4" SQUARE STICKING TEMPERED 0.500 SLID R 13 1 5'-0" X 6-8" TEMDUAL 0500 AGGORDIAN DUAL 14 1 8'-0" X 7-6" 3 PANEL TEMPERED 0.500 AGGORDIAN DUAL 1 rj 1 54' X 7-6" 2 PANEL TEMPERED 0,500 BI-PA55 16 1 4'-0" X 6-6' 13/5" 3 PANEL, SQ. STICKING BI-PA55 1 1 5'-0" X 6-8" 15/5 3 PANEL, 50. STICKING 50XXR UAL 18 1 9' 0" X 61-51, TEMPERED 0.500 " SAFETY GLAZING TO BE ETCH MARKED (TYP.) WINDOW SCHEDULE Mark Qty Size Sash Type Glazing* He de U -Value SHGC Remarks DUAL ® 1 2-572-5" X7 -O" CORNER FIXED TEMPERED 7'-10" 0.300 0.300 DUAL © 1 2'-6" X 7-0" 51N&LE CASEMENT TEMPERED 10" 0.300 0.300 © 1 6-0" X 1'-4" SINGLE FIXED DUAL ± 4'-8" 0.300 0.300 O1 3'-0" X 1'-4" 51N&LE FIXED DUAL ± 4'-5" 0.300 0.300 DUAL O 2 4'-O' X 4'-0" PAIR CASEMENT TEMPERED 614" 0.300 0.300 DUAL O 2 3'-0" X 2'-0" 51N&LE SLIDER TEMPERED 6'-9" 0.300 0.300 DUAL O 6 2'-6" X 4'-0" SINGLE CASEMENT TEMPERED 6'4" 0.300 0.300 O1 2'-6" X 3'-0" 51N&LE CASEMENT DUAL 6'-9" 0.300 0.300 O1 2'-6" X 5'-0" SINGLE CASEMENT DUAL 7-6" 0.300 0.300 O1 5-572'-5" X 5-0" CORNER FIXED DUAL 7-6" 0.300 0.300 O1 Z-6" X 2'-0" SINGLE AWNING DUAL 7-6" 0.300 0.300 DUAL O 1 2-672'-6" X 2'-0" CORNER FIXED TEMPERED 71-0" 0.300 0.300 O1 2'-0" X 5-0" SINGLE CASEMENT DUAL 7-6" 0.300 0.300 DUAL © 1 4'-0" X 2'-0" 51N&LE CASEMENT TEMPERED 0.300 0.300 ® 1 6'-0" X 3'-0" SINGLE SLIDER DUAL 64" 0.300 0.300 DUAL VELUX V5-304 O 1 2'-6" X 2'-8" 5KYLI6HT OPERABLE TEMPERED 0.500 0.430 UES REPORT # 199 ' SAFETY 6LA55 TO BE ETCH MARKED (TYP) 3. SAFETY GLAZING TO BE ETCH MARKED, TYPICAL GLAZING U -VALUE AT 5INOLE GLAZING: 0.92 1. GLAZING MUST BE SAFETY GLAZING WITHIN 24" OF THE DOOR GLAZING U -VALUE AT DUAL GLAZING: 0.37 AND LE55 THAN 15" ABOVE THE NIALKIN6 SURFACE. 4. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT 2. SILL HEIISHT5 IN 5LEEPIN6 ROOMS SHALL NOT EXCEED 44" LABELS. ABOVE THE FLOOR AND HAVE AN OPENABLE AREA OF AT LEAST 5.7 5F WITH AN OPENABLE WIDTH OF 20" AND HEIGHT OF 24" CLEAR. I `-- `-- ry'� II _I~ �._________r_____si hJ L, II II II II II II II i i AG WELL F l -------------------- II II --------------------SII II II II II 'I II II II II II II II II II II I I 3:12 3:12 I I I I II L � II II II II II II II w II II C, II II � II II fl I� II II III II II II II II II II II II II II II II II II II II i II II II -- - - - -------------_-_-_ \r5E L7 I�{��JPrIRIDGE II II II -------------- II II II II II 'I II N II N II m W m W �� may,---------�� -- r,l II II ` I II II � I I I I I Tl I II w II � I I t= II � II I I I I I L I II II 3:12 3:12 II L II N I I I I 111 II II II II I I I I I I I! II II II II II II II II II F I--- --------- ROOF DECK 412 4:12 F i ROOF PLAN KEYNOTES V4" =1'-0" © GUARDRAIL EAVE PROJECTION5 DIRECTLY OVER REQUIRED WINDOW5 TO BE 30" AY4A( FROM PROPERTY LINE. ® FIREPLACE DIRECT VENT ATTIC VENTILATION IflSTANDING SEAM METAL ROOFING = 216 5F RATIO REQUIRED GLA55'A'A55EM5LY GONVER51ON = X 144 IN./5F CHIMNEY TO BE 2'-0" ABOVE ROOF = 20151 VENT AREA PROVIDED WITHIN 10'-0" WITH SPARK ARRESTOR o 144 51 EACH AND SHROUD 12" MAX. HEIGHT, TYPICAL (� PROJECTION5 LE55 THAN 3'-0" TO HARQs/T F� PROPERTY LINE TO BE 1 -HOUR * No. C 6947 CON5TRUCTION, TYPICAL IAN J.N. HARRISON, AR61ITE6T hereby expressly reserves its common law copgright and other proper[9 nchts In these plans. These plans are not to be reproduced, copied or changed In any form ® PROPERTY LINE W ROOF VENT. 1445Q. IN. OPENING WITH GORROSION RE515TANT WIRE MESH V4" =1'-0" © GUARDRAIL EAVE PROJECTION5 DIRECTLY OVER REQUIRED WINDOW5 TO BE 30" AY4A( FROM PROPERTY LINE. ® FIREPLACE DIRECT VENT ATTIC VENTILATION ATTIC AREA = 216 5F RATIO REQUIRED = 1/150 GONVER51ON = X 144 IN./5F VENT AREA REQUIRED = 20151 VENT AREA PROVIDED = 2 VENT5 @ o 144 51 EACH Z o g Oz H � u pl ZO = Z z Q � Q z �< m d o z g HARQs/T F� * No. C 6947 S�4FN 5_3YX��P SOF CAO IAN J.N. HARRISON, AR61ITE6T hereby expressly reserves its common law copgright and other proper[9 nchts In these plans. These plans are not to be reproduced, copied or changed In any form whatsoever, nor are they to be a55igned to a third partyy, without the express wrdten permis5lon and consent of IAN J.N. HARRISON,, AARCHITE6T. W W z� O O GZ. w w U N w � I� ISI w V N 0 Z JOB # DRAWN BY pdw PLOT DATE 2/21/2011 REVISION BY DATE A2 20 LID U N U L R 73 iv 0) a O L O R z 0 x z -i z Q y 3 73 Cl- m 43 O U L In 0 U L O 73 N L 0 y O rn 73 Q) LS) Q) i= 1 6UARDF 33.0 RIDGE 35.00 GUARDRAIL 32.1'1 in ROOF DECK 25.6"1 O 0 za ry y 2ND FLOOR ry BAHT SIDE ELEVATION (SOUTH) V411 =11 -o1) LEFT SIDE ELEVATION (NORTH) V4" = T -W GARAGE CURB 9.00 35.00 GUARDRAIL 33.00 to ROOF DEGK 29.50 0 �o Q ry 0 v ry 2ND FLOOR 19.55 15T FLOOR 9.50 9.00 N6V055 fi REAR ELEVATION (EAST) V4" = P-0" FRONT ELEVATION (WEST) V451 = 15-057 0 N KEYNOTES STANDING SEAM METAL ROOFING GLA55'A'A55EM5LY BOARD AND BATT OVER 5/5" HAPPY PANEL HORIZONTAL HARDY PLANK SIDING ® SIMULATED STONE VENEER OVER PLASTER. MAX. 15#/5F ICC# E5R-1215 FINISH 61RADE © DOWNSPOUT. CONNECT DIRECTLY TO 50-51JRFAGE DRAINAGE SYSTEM TYPICAL ALL DOWNSPOUTS AND DECK DRAINS GOPPER FA5GIA ® CHIMNEY SHALL EXTEND 36" MIN. ABOVE HI6H- EST POINT WHERE CHIMNEY PA55FS THROUGH ROOF OR 24" ABOVE HIOHE5T POINT OF ROOF WITHIN 10'-0" WITH SPARK ARRESTOR AND SHROUD 12" MAXIMUM HE16HT X 24" X 45" MAX. HORIZ. SECTION. 6LA55 GUARDRAIL E5R-3563 1O METAL FRAME, OB50URE 6LA55 6ARA6E DOOR RIDGE HEIGHT ELEVATIONS ARE TO THE FINISHED SHEATHING. THE HEIGHT OF THE ROOFING MATERIAL HAS BEEN CONSIDERED TO A55URE THE FINAL FINISHED HE16HT 15 BELOW THE CITY ALLOWABLE. DECORATIVE SHROU05 51HAL1- NOT BE INSTALLED AT THE TERMINATION OF FACTORY -BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE L15TED AND LABELED FOR USE WITH THE SPECIFIC, FACTORY - BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. ,n N Z N 21 o c� u, Q U Z O m 4 N z O U c ON ON 7 ON Q unZ Z _ z < O O 5 z < U LASED ARC v ��N. HARRiS,TF�,� OZ P * No. C 6947 S �y 5_3� �P �TFOF CAS FOEi IAN J.N. HARRI50N, ARCHITECT hereby expressly reserves its common law copgright and other property rights in these plans. These plans are to be hayed form not reproduced, copied or in any whatsoever, nor are they to be assigned to a third party, without the express written permission and consent oP IAN J.N. HARREON, ARCHITECT. vJ z 0 w F 7r t,O W w U N CN -- 1� ISI wO 1� FFF 111 O � z JOB # KHATAMI DRAWN BY pdw PLOT DATE 4/27/201i A RL=VISION BY ATE- DATE A3 21 PROPERTY LINE PROPERTY LINE 38.00 SECTION B -B V4" = r-0" 0 N 2TY SECTION FF V4" = llul PRC tt 38.00 SECTION E=E v4" = r-0), SECTION A -A v4" = r-01� PROPERTY I I SECTION D -D V4" = llul 55.00 0 N PROPERTY LINE PROPERTY LINE KEYNOTES ROOF ASSEMBLY: SLATE 5HIN6LE5 GLA55'A'A55EMBLY 3014 BUILDING PAPER OVER PANEL SHEATHING OVER RAFTERS PER STRUCTURAL DW6,5 EXTERIOR WALL ASSEMBLY: 5HINGLE OR HORIZONTAL WOOD 510INO OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF STUDS @ 16" O.G., U.N.O. INTERIOR WALL A55EMB1-Y: 5/5 GYPSUM BOARD SHEATHING BOTH SIDES OVER 2X4 OF 5T005 @ 16" O.G. UNLESS NOTED OTHERN15E ® SLAB A55EMBLY: 5" CONCRETE SLAB PER STRUCTURAL DW65 UNLESS NOTED OTHERWISE UNFIN15HFO ATTIC: ® NOT TO CONTAIN ANY AIR REGISTERS OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYNALL OR SIMILAR INTERIOR FINISHING MATERIAL SECTION C -C v4" = ro" 4 ry PROPERTY LINE N z INTERIOR FLOOR A55EMBLY: O o i a Z 1-1/5" PLYWOOD OVER L Lj < FLOOR JOISTS PER STRUCTURAL DWG5 = = O WITH 5/5" GYP5UM BOARD UNDERNEATH U mss � / in � z < y © ROOF DECK A55EMBLY: z Q O DEX-O-TEX (IGC# E5R 1151) OVER O Ci 3/4" PLYWOOD OVER DECK JOISTS PER STRUCTURAL DW65 ILI" INSULATION WITH 5/8" GYPSUM BOARD _ UNDERNEATH m N 'i CEILING A55EMBLY: k CEILING JOISTS PER STRUCTURAL 01,'65 IAN J.N. HARR15ON, ARCHITECT hereby expressly reserves its common law co%lght and other propertq rights in these plans. These plans are not to be reproduced, copied or changed in any form WITH 5/5" GYP5UM BOARD UNDERNEATH UNFIN15HFO ATTIC: ® NOT TO CONTAIN ANY AIR REGISTERS OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYNALL OR SIMILAR INTERIOR FINISHING MATERIAL SECTION C -C v4" = ro" 4 ry PROPERTY LINE N z O O o i a Z w L Lj < u = = O < O U mss � / in � z < y t ,✓ G\ < z Q O Z O Ci < ILI" jN �P Z * No. C 6947 k ST �FIJV 5-3�-1\ P OF CALF IAN J.N. HARR15ON, ARCHITECT hereby expressly reserves its common law co%lght and other propertq rights in these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, nor are they to be assigned to a third part without the express written permission and consent ofy IAN JX HARRI50N, ARCHITECT. z 0 vJ ZV In I� J al w U N w � F )+1 w x *111111111111111114 N 1 z )OB# KHATAMI DRAWN BY pdw PLOT DATE 4/18/2011 0 REVISION BY DATE A4 22 a m a U O U :2 L U 2 M G N Z I � oa mm Q 0 �, d.a Q I O N I I • I in d o I? _ IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common lou cop right and other propertu rights in these plans. Tnese plyans are no[ to be reproduced, copied or changed any Form m whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o �o V N v I? I�1 4 O V m I m nm v O al 10" 1T-1" 10" 3'-1 Vz" 18'-9" 396.92 3'-1 Y," oa mm O - I I I � I I I I a I I I U O U :2 L U 2 M G N Z I � -, < z in Q 0 I d.a Q I O N I I • I in d N I IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common lou cop right and other propertu rights in these plans. Tnese plyans are no[ to be reproduced, copied or changed any Form m whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o �o V N v in I�1 4 O V NT m w V I r w I ry m ry O W m = TZ _o O iV N Q v � o � z 4 DRAWN BY pdw PLOT DATE 4/23/201'7 A REVISION BY ml O I ttl areas m I m ry I I I ry - �o - o I -- - - - - - - - -- ------------- ---- I - -- - 9 S Ifl a I I I I v N I m U O U :2 L U 2 M G N Z I � -, < z in Q Z Q O � I d.a Q I O L7*z I in * No. C 6947 I IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common lou cop right and other propertu rights in these plans. Tnese plyans are no[ to be reproduced, copied or changed any Form m whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o Q V N v I�1 4 O V _ 4 I v N I m U O U :2 L U 2 M G N Z (fl -, < z in Q Z Q O � �l d.a Q I O L7*z LASED ARCh, HAP TF�� �Z in * No. C 6947 O IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common lou cop right and other propertu rights in these plans. Tnese plyans are no[ to be reproduced, copied or changed any Form m whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o Q V N v I�1 4 O V _ 4 m w V I N w � m W I _o iV 1-4 Q � o 0 U O U :2 L U 2 M G N Z z z=ON< -, < z in = Z 2 Z Q O � G Z d.a Q L7*z LASED ARCh, HAP TF�� �Z Q' * No. C 6947 ST�FVV 5-3y 'N �TFOF CAS IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common lou cop right and other propertu rights in these plans. Tnese plyans are no[ to be reproduced, copied or changed any Form m whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o Q V I�1 O V _ 4 w V N w � in W 1-4 � o � z JOB # KHATAMI DRAWN BY pdw PLOT DATE 4/23/201'7 A REVISION BY ml I areas ry I I ry - �o - o I -- - - - - - - - -- ------------- ---- I - -- - 9 Ifl N Ifl <V fV <V 6-10V,° 11'-0"I 16'-11" 2'-l'/, V-0`1 71 &m AREAS 2220 2232.26 In N z -� U O U :2 L U 2 M G N Z z z=ON< -, < z in = Z 2 Z Q O � G Z O U Q L7*z LASED ARCh, HAP TF�� �Z Q' * No. C 6947 ST�FVV 5-3y 'N �TFOF CAS IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common lou cop right and other propertu rights in these plans. Tnese plyans are no[ to be reproduced, copied or changed any Form m whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o IAN J.N. HARRWN, ARCHITECT. V I�1 O O w V N w � W 1-4 � o � z JOB # KHATAMI DRAWN BY pdw PLOT DATE 4/23/201'7 A REVISION BY DATE areas 2S nm v T v 3'-1 vyl 18'-9" 3'-1 Y," 11'-0" 2'-10" 5-7' 3'-1%z" 11-011,5'-0" 1'-10" - 511_O X V oa 5.0 OQ I ry f v m I I I I I O m 3'-1 %" I I I I \ I / \ I / \ I / \ I / \ I / \ I / \I /I \ / I \ / I \ / I \ / I \ / \ \ — — — — — — — — — — — — — — — — — — — — — 11'-2" ...... F 61-01, O al I 3'-4" 5'-11" - - I I I � I b JI I N I O d � d7 in NT o V I I I I ry ry , O O ----------, O m if m I I I I I i I II 2'-1" 3'-10" IT wl 0 4 I I I 4 s o � I I _ � I I m I I I il (tl 0 0 ry �l O II II II I � I v ry / a v I 4 I � I ❑❑ I � I V a o Ifl N S <V 10" 1T-1" 10" a 3'-1 vyl 18'-9" 1 3'-1 Y," ------------------------------------- I I I I I I I I I I I I I I I I I I 111_6" 61_ AR PARKING -IV n1 s / I \ Q J I\ / \/ I / I/\ I/ \ / I -, < � E5 z in Z Q O I � Z Q I o a I Q' / I I / I IAN J.N. HARRYAN, ARbHIiE6T. V / N v V I� — — — — — — — — — — — — — — — — — — — — — 11'-2" ...... F 61-01, O al I 3'-4" 5'-11" - - I I I � I b JI I N I O d � d7 in NT o V I I I I ry ry , O O ----------, O m if m I I I I I i I II 2'-1" 3'-10" IT wl 0 4 I I I 4 s o � I I _ � I I m I I I il (tl 0 0 ry �l O II II II I � I v ry / a v I 4 I � I ❑❑ I � I V a o Ifl N S <V 10" 1T-1" 10" a 3'-1 vyl 18'-9" 1 3'-1 Y," ------------------------------------- I I I I I I I I I I I I I I I I I I 111_6" 61_ AR PARKING -IV n1 s Q J I\ / \/ I / I/\ I/ \ ONCL -, < � E5 z in Z Q O I � Z Q I o a — — — — — — — — — — — — — — — — — — — — — 11'-2" ...... F 61-01, O al I 3'-4" 5'-11" - - I I I � I b JI I N I O d � d7 in NT o V I I I I ry ry , O O ----------, O m if m I I I I I i I II 2'-1" 3'-10" IT wl 0 4 I I I 4 s o � I I _ � I I m I I I il (tl 0 0 ry �l O II II II I � I v ry / a v I 4 I � I ❑❑ I � I V a o Ifl N S <V 10" 1T-1" 10" a 3'-1 vyl 18'-9" 1 3'-1 Y," ------------------------------------- I I I I I I I I I I I I I I I I I I 111_6" 61_ AR PARKING -IV n1 s I v N I Q J :2U O U I M G N Z U I z z=ON< ONCL -, < � E5 z in Z Q O I � Z Q I o a I Q' in * No. C 6947 I O Q IAN J.N. HARRYAN, ARbHIiE6T. V N v V I� 4 - 4 ^w^ I� O w I v N I O Q J :2U O U (fl M G N Z U I z z=ON< ONCL -, < � E5 z in Z Q O ttm 2L, O Z Q I o a LASED ARCh, HAP TF�� �Z Q' in * No. C 6947 S7,1I1F/y 5-3� '\ �TFOF CA��F�� O Q IAN J.N. HARRYAN, ARbHIiE6T. V N v V I� 4 - 4 ^w^ I� O w m m 7 N w I W m I l V iV rl M F+�1 O � O Q J :2U O U L U 2 M G N Z U I z z=ON< ONCL -, < � E5 z in Z Q O � = Z 2 G 2L, O Z Q a LASED ARCh, HAP TF�� �Z Q' * No. C 6947 S7,1I1F/y 5-3� '\ �TFOF CA��F�� IAN J.N. HARRISON, ARCH= hereby expressly reserves its common lou cop right and other propertu nghts in these plans. These plyans are not to be reproduced, copied or changed any Porm Q IAN J.N. HARRYAN, ARbHIiE6T. V V I� V - 4 ^w^ I� O w m 7 N w � W l V rl M F+�1 O � z JOB # KHATAMI DRAWN BY pdw PLOT DATE 4/23/201'7 REVISION BY DATE ry open I I ry 0 0 ----------- --------------------- - o Ifl N Ifl S .O fV <V 6-10i,° 11'-0"I 16'-11" 2'-17z" V-0`1 3'-1 % ! OPEN SPACE 178.25 In N z -� Q J :2U O U L U 2 M G N Z U I z z=ON< ONCL -, < � E5 z in Z Q O � = Z 2 G 2L, O Z Q LASED ARCh, HAP TF�� �Z Q' * No. C 6947 S7,1I1F/y 5-3� '\ �TFOF CA��F�� IAN J.N. HARRISON, ARCH= hereby expressly reserves its common lou cop right and other propertu nghts in these plans. These plyans are not to be reproduced, copied or changed any Porm in whatsoever, or are they to be assigned to a third party, without the express written permission and consent o IAN J.N. HARRYAN, ARbHIiE6T. V V I� ^w^ I� O w m 7 N w � W l V rl M F+�1 O � z JOB # KHATAMI DRAWN BY pdw PLOT DATE 4/23/201'7 REVISION BY DATE open 24