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HomeMy WebLinkAbout04_Garrett Residence Coastal Development Permit_PA2017-018CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Garrett Residence (PA2017-018) Coastal Development Permit No. CD2017-004 SITE LOCATION: 225 East Bay Avenue APPLICANT: Ian Harrison OWNER: Garrett Investment Group PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager(dnewportbeachca.gov GENERAL PLAN/ZONING DISTRICT April 12, 2018 Agenda Item No. 4 • General Plan: RT (Two -Unit Residential) • Zoning District: R -BI (Balboa Island) • Coastal Land Use Category: RT -E (Two Unit Residential - (30.0 - 39.9 DU/AC)) • Coastal Zoning District: R -BI (Balboa Island) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing duplex and construction of a new three-story, 2,512 -square -foot, single-family residence with an attached 388 -square -foot, two -car garage. The proposed development includes landscape, hardscape, and subsurface drainage facilities. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 3). 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), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-004 (Attachment No. ZA 1). oami2on 1 Garrett Residence Zoning Administrator, April 12, 2018 Page 2 DISCUSSION Land Use and Development Standards The project is located in the R -BI Zoning District, which allows a maximum of two residential dwelling units on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP 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 neighborhood is predominantly developed with two- and three-story single - and two-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 development meets all development standards for the construction of a single-family residence. The proposed single-family residence conforms to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards • The finished floor elevation of the proposed residence is 9.00 feet (NAVD88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. 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 identified in the investigations. Construction plans are TmpIC 10/10/17 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front 5 feet 5 feet Rear 5 feet 0 feet Sides 3 feet 5 feet Allowable Floor Area 2,900 square feet 2,900 square feet Allowable 3rd Floor Area Not applicable (R -BI) N/A Open Space min. Not applicable(R-BI) N/A Parkin 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The finished floor elevation of the proposed residence is 9.00 feet (NAVD88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. 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 identified in the investigations. Construction plans are TmpIC 10/10/17 Garrett Residence Zoning Administrator, April 12, 2018 Page 3 reviewed for compliance with approved investigations and CBC prior to building permit issuance. • A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William Simpson & Associates, Inc. dated June 14, 2017 for the project. The report concludes that the proposed project is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave run-up, and flooding with moderate future sea level rise projections. The current highest tides have reached approximately 7.62 feet (NAVD 88). Utilizing the Community Development Department policy of a 1.25 -foot sea level rise, the existing bulkhead and finished floor will protect the site and surrounding development from sea level rise. The proposed finished floor is 9.00 feet (NAVD 88), which is consistent with the minimum 9.00 feet (NAVD 88) standard. • The property owner will be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with Newport Beach Municipal Code (NBMC) Section 21.30.015(D)(3)(c). This requirement is included as Condition of Approval No. 2, which will need to be satisfied prior to the issuance of building permits. Water Quality • The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. • Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by JT Consulting Engineers, dated November 14, 2017, has been reviewed and approved by the City's Engineer Geologist The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Public Access and Views • The project site is located on Balboa Island between the nearest public road and the sea or shoreline. The existing residential development does not currently provide nor does it inhibit public coastal access. Implementation Plan Section 21.30A.040 Tmpl[: 10/10/17 Garrett Residence Zoning Administrator, April 12, 2018 Page 4 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing duplex located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. • Lateral coastal access is provided by the bay front public sidewalk and public beach, located between the project site and the bay. Vertical access to the public bay front area is provided at various street -ends throughout Balboa Island, with the nearest vertical access point located at the Balboa Avenue street -end, approximately 160 feet north of the project site. • Public coastal views from the bay front public sidewalk and beach located between the project site and the bay will not be affected by the proposed development. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing duplex with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction of 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 duplex and the construction of a new 2,512 -square -foot single-family residence including an attached 388 -square -foot two -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 Tmpl[: 10/10/17 .y. Garrett Residence Zoning Administrator, April 12, 2018 Page 5 provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director 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. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Chelsea Crager Associate Planner GBR/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Pmplt: 10/10/17 Attachment No. ZA 1 Draft Resolution 08/17/2017 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-004 TO DEMOLISH AN EXISTING DUPLEX AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED TWO -CAR GARAGE LOCATED AT 225 EAST BAY FRONT (PA2017-018) 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 225 East Bay Front, requesting approval of a coastal development permit. 2. The lot at 225 East Bay Front is legally described as Lot 22, Block 5, Section 5 of the Balboa Island Tract, in the City of Newport Beach, County of Orange, State of California. 3. The applicant proposes a coastal development permit for the demolition of an existing duplex and the construction of a new, 2,512 -square -foot, three-story single-family residence including a 388 -square -foot, two -car garage. The development also includes hardscape, drainage, and landscaping. The proposed development complies with all applicable development standards including height, setbacks and floor area limits. No deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R -BI (Balboa Island) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -E (Two -Unit Residential (30.0 — 39.9 DU/AC)) and it is located within the R -BI (Balboa Island) Coastal Zone District. 6. A public hearing was held on April 12, 2018, 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303 , 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), because it has no potential to have a significant effect on the environment. 02-22-2018 Zoning Administrator Resolution No. ##1## Paqe 2 of 8 2. Class 3 exempts the demolition and construction of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing duplex and the construction of a new 2,512 -square -foot single-family residence with an attached 388 -square -foot, two - car garage in the R -BI Zoning District. 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: 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 2,900 square feet and the proposed floor area is 2,900 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line face the waterfront, 3 feet along each side property line and 5 feet along the rear property line abutting the alley. The highest guardrail is no more than 24 feet from established grade (9.00 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height limitation. The project includes garage parking for two vehicles, complying with the minimum two -car garage parking requirement. 2. The neighborhood is predominantly developed with two- and three-story, single-family and two -unit 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 development fronts the Newport Bay, but is separated from the shoreline by a public sidewalk and bulkhead. The public bulkhead is at a height of 7.75 feet (NAVD88). The finished first floor elevation of the interior living area of the proposed residence is 9.00 feet (NAVD88), which complies with the minimum required 9.00 -foot (NAVD88) elevation standard. 12-21-2017 g Zoning Administrator Resolution No. ##1## Paqe 3 of 8 4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by William Simpson & Associates, Inc. dated June 14, 2017 for the project. The report concludes that the proposed project is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave run-up, and flooding with moderate future sea level rise projections. The current highest tides have reached approximately 7.62 feet (NAVD 88). Utilizing the Community Development Department policy of a 1.25 - foot sea level rise, the existing bulkhead and finished floor will protect the site and surrounding development from sea level rise. The proposed finished floor is 9.00 feet (NAVD 88), which is consistent with the minimum 9.00 feet (NAVD 88) standard. 5. 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 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 6. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 7. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by JT Consulting Engineers, dated November 14, 2017,has been reviewed and approved by the City's Engineer Geologist The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 9. Public coastal views from the public sidewalk and beach located between the project site and the bay will not be affected by the proposed development. 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: 12-21-2017 9 Zoning Administrator Resolution No. #### Paqe 4 of 8 1. The project site is located on Balboa Island between the nearest public road and the sea or shoreline. The existing residential development does not currently provide nor does it inhibit public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing duplex located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. Lateral coastal access is provided by the bay front public sidewalk and public beach, located between the project site and the bay. Vertical access to the public bay front area is provided at various street -ends throughout Balboa Island, with the nearest vertical access point located at the Balboa Avenue street -end, approximately 160 feet north of the project site. 3. Public coastal views from the bay front public sidewalk and beach located between the project site and the bay will not be affected by the proposed development. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing duplex with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-004, 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. 12-21-2017 10 Zoning Administrator Resolution No. #### Paqe 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF APRIL, 2018. Patrick J. Alford, Zoning Administrator 12-21-2017 11 Zoning Administrator Resolution No. #k### Paqe 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless 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 development. 3. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 4. Coastal Development Permit No. CD2017-004 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 5. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 6. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 7. 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 improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 8. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 9. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural 12-21-2017 12 Zoning Administrator Resolution No. #### Paqe 7 of 8 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. 10. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species, and water efficient irrigation design. The plans shall be approved by the Planning Division. 11. 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 part of regular maintenance. 12. The Applicant shall obtain Public Works review and approval of any private improvements proposed within the public right-of-way area. 13. 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. 14. 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. 15. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 16. 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. 17. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 18. 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. 12-21-2017 i3 Zoning Administrator Resolution No. ##1## Paqe 8 of 8 19. The abutting public sidewalk shall remain completely free and open throughout all construction and a minimum six-foot tall temporary construction barrier shall be erected. 20. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 21. 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 Garrett Residence including, but not limited to, Coastal Development Permit No. CD2017-004 (PA2017-018). 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/orthe parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 12-21-2017 Attachment No. ZA 2 Vicinity Map 08/17/2017 25 VICINITY MAP fiil..r•T+ _.. rY� Coastal Development Permit No. CD2017-004 PA2017-018 225 East Bay Avenue 08/17/2017 10 Attachment No. ZA 3 Project Plans Oa/17/z017 17 V d PROJECT NOTES 1. E015ON COMPANY APPROVAL 15 REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. SERVICE TO BE UNDERGROUND IF RELOCATED OR A NEW SERVICE 15 INSTALLED. FIELD IN5PEC- TOR5 TO REVIEW AND APPROVE FUTURE UNDER- GROUND SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. 2. SOILS ENGINEER TO REVIEW AND APPROVE FOUNDATION AND GRADING PLANS. SOILS EN61- NEER TO INSPECT AND CERTIFY FOOTING, EXCAVA- TION AND DE516N BEARING PRESSURE GRADING AND GOMPAGTIN6 OF SUB6RADE PRIOR TO POURING CONCRETE. FOR OVER -EXCAVATION AND RECOMPAGTION DURING SRADIN6 OPERA- TION SOILS FN61NEFR TO VERIFY COMPETENT 501L AT EXTENT OF EXCAVATION PRIOR TO BACK- FILL AND REGOMPAGTION. 3. PROVIDE PRESSURE REGULATOR IF WATER 15 EQUAL TO OR GREATER THAN EIGHTY POUNDS PER SQUARE INCH (80 P519. 4. SEPARATE APPLICATION PERMIT 15 REQUIRED FOR DEMOLITION, RETAINING WALLS, PATIO GOVER5, FENCES OVER 3 FEET H16H AND POOLS/SPAS. 5. A LICENSED SURVEYOR SHALL COMPLETE A FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. 6. CONTRACTOR TO HAVE LAB TEST FOR 501L SULFATES PRIOR TO GALLING FOR FOUNDATION INSPECTION AND SHOW SULFATES ARE NEGLIGIBLE OR COMPLY WITH TABLE IdEA-4. 1. TEMPORARY SHORING 15 REQUIRED FOR EXCAVA- TION WHIGH REMOVES THE LATERAL SUPPORT FROM A PUBLIC WAY OR AN EXISTING BUILDING EXCAVATIONS ADJACENT TO A PUBLIC WAY REQUIRE PUBLIC WORKS APPROVAL PEIOR TO ISSUANCE OF A BUILDING PERMIT. SHORING MUST BE DESIGNED BY A REGISTERED CIVIL ENGINEER. 5. ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES AS NOTED IN THE RESIDENTIAL CONSTRUCTION MINIMUM REQUIRE- MENTS AND GAL GREEN MANDATORY REQUIRE- MENTS. q. CONSTRUCTION INSPECTION PER GBG SEG. 105. 10. MINIMUM DE516N SOIL BEARING, 15 1000 FSF UNLE55 NOTED OTHERWISE ON SHEET 56N FOUNDATION NOTE #4. 11. MAXIMUM TEMPERATURE OF 120 DEGREES AT ALL SHOWERS AND TUB/SHOWERS TO BE PROVIDED BY THE USE OF PRESSURE BALANCE OR THERMO- STATIC MIXING VALVES. 12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, INCLUDING DUCT OPENINGS, TO BE ABOVE ELEV- ATION 8.00' NAVD55 MEAN SEA LEVEL (M.5.L.). 13. 155UANGE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENT5 TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHIGH MAY BE RECORDED AGAINST THE PROPER- TY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY A5500ATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY TH15 PERMIT. 14. UTILITY DEPARTMENT TO INSPECT MAIN SEWER HOOK-UP PRIOR TO BUILDING FINAL. EXISTING LATERAL TO BE CHANGED AND GLEAN -OUT (406-L) INSTALLED TO GOMPLY WITH CITY STANDARDS IF ANY OF THE FOLLOWING CONDI- TION5 OCCUR. THIS WILL BE DETERMINED BY THE BUILDING INSPECTOR. A. ALTERATIONS TO THE BUILDING 5EWIER 15 DONE. B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN SIZE OF BUILDING LINE. G. WHEN IT 15 FOUND THAT THE BUILDING 5EWER 15 INSTALLED IN AN ILLEGAL OR UNSANITARY MANNER. D. IF AREA OF STRUCTURAL REMODEL + ADDITION 15 GREATER THAN 500/a OF EXI5TIN6 AREA. E. WHEN 6 OR MORE FIXTURE UNITS( PER UFO 1-3) ARE ADDED TO AN EXISTING SYSTEM (LAV: 1 UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, LAUNDRY: 2 UNITS, BATHTUB, SHOWER: 2 UNITS), ELECTRICAL PANEL SCHEDULE AND CIRCUIT DRAWINGS ARE REQUIRED FOR SERVICE EXCEEDING 400 AMPS. 15. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPART- MENT. 16. A PUBLIC WORK5 DEPARTMENT ENCROACHMENT PERMIT INSPECTION 15 REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPART- MENT INSPECTION, IF ANY OF THE EXISTING, PUBLIC IMPROVEMENTS SURROUNDING THE SITE 15 DAMAGED, NEW CONCRETE 51DEWALK, GURB AND GUTTER, AND ALLEY/5TREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRA5TRUGTURE ARE DEEMED SUB -STANDARD, A NEW 1-I1,10H WATER SERVIGE, WATER METER BOX, 5EWER LATERAL AND/OR GLEANOUT WITH BOX WITH LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. SAID DETERMINATION AND THE EXTENT OF REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 1i. ALL LANDSCAPING IN PUBLIC RIGHT-OF-WAY FRONTING PROJEGT 51TE SHALL BE REPLAGED BY LANDSCAPING TO THE SATISFACTION OF THE GENERAL 5ERVIGE5 DEPARTMENT. 18. PROVIDE TWO COPIES OF SOILS AND FOUNDATION INVE5TISATION REPORT BY A LICENSED CEO - TECHNICAL ENGINEER. PROVIDE TINAL REPORT, WET STAMPED, SIGNED AND DATED. iq. CONTRACTOR SHALL NOTIFY ADJACENT PROPER- TY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING EXCAVATION WORK. 20. PROVIDE WHOLE HOUSE MEGHANIGAL VENTILATION PER A5HRAE STANDARD 62.2-2001 SECT. 4, WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS 15 NOT ANAGGEPTABLE ALTERNATIVE TO WHOLE HOUSE VENTILATION (BEES 152(A), EXCEPTION 5 TO 5EGTION 152(A)). FOR CONTINUOUS WHOLE HOUSE VENTILATION, MINIMUM REQUIRED RATE OF VENTILATION OF 1 GFM FOR EACH 100 5F OF CONDITIONED FLOOR AREA PLUS 9.5 GPM FOR EACH OCCUPANT (1 OCCUPANT PER BEDROOM + 1). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OF COMBINED EXHAUST AND SUPPLY 21. PROVIDE IN KITCHENS LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE = 100 CFM LEGEND BW BACK OF WALK TW TOP OF MALL TO TOP OF CURB INV INVERT ELEVATION FL FLOW LINE HP HIGH POINT F5 FIN15HED SURFACE BOO SEWER GLEAN OUT N6 NATURAL GRADE NM WATER METER F6 FINISH GRADE GB 6RADE BREAK FF FIN15H FLOOR ELEV. T6 TOP OF GRATE ELEV. (E) EXISTING EA EDGE OF ALLEY SFF GARAGE FINISH FLOOR GM 6A5 METER TD TOP OF DRAIN ELEV. PP POWER POLE FH FIRE HYDRANT T5 TOP OF STEP PL PROPERTY LINE' �NSED ARCyi HARjSSTFST W WATER LINE PLANTING AREA 5 SEINER LINE 2��M IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law cogright and other proper: u 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 NTl'YPRAINS BASIN 4"9 AS SDR 35 DRAINLINE red]GATGH SLOPE @ 1% MIN. TYP. 6REYDOGK #F5D-120-K OR EQVAL fF111AW1W fl11114W111AW111Af* vJ 51ZE PER PLAN 4`0 A55, 5DR 35 PERFORATED w DRAINLINE, SLOPE @ 1% MIN. TYP. O 4"0 AREA DRAIN PROPERTY LINE N 0.00 � NEW GRADE EXI5TIN6 GRADE Q Q z� VICINITY MAP BUILDING CODE INFORMATION: OCCUPANCY: R3/U CONSTRUCTION TYPE: TYPE V -B 5PRINKLERED: YES ( >2,000 5F ) SOUND ATTENUATION OE516N ELEVATOR FIRE SPRINKLER SYSTEM ( OBTAIN FIRE SPRINKLER PREMIT PRIOR TO GALLING FOR ROOF SHEATHING INSPECTION ) DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. N T1 T2 C.1 C.2 C.3 CA SHEET INDEX SI IT. PLAN PROJECT- DATA NB GRADING SPECS CIVIL TITLE SHEET PRECISE GRADING PLAN EROSION CONTROL PLAN SITE SECTIONS C.5 GEO IECIINICAI, RECOMMENIDA TIONS CPPP1'OVENI IONIOA OLLUIION SNRVEYAPIHC SURVEY Al A2 A3 A4 A5 A6 AGN CGN AD 1 AD2 FLOOR. PLANS ROOF PLAN ELEVATIONS BUILDING SECTIONS A+B BUILDING SECTIONS C -G ELECTRICAL PLANS ARCH. GENERAL NO IFS CAL GREEN NOTES NB RFSIDEN I AL NOIFS ARCHITECTURAL DEI- AILS ARCHITECTLIRAL DETAILS S1 S2 SGN SGD SD1 SD2 SD3 SD4 SD5 SD6 PROJECT DATA FOUNDATION PLAN PROJECT DESCRIPTION DEMOL15H EX15TINO STRUCTURE, CONSTRUCT NEW FRAMING PLANS 3 STORY 51N6LE FAMILY RESIDENCE AND ATTACHED GARAGE SIRNC_I IR,U., GENERAL NOTES IYPICAL STRUCTLIRAL DETAILS SfRLICTURAL DETAILS STRLICTLIKAL DEI AILS SIR.UCTLI R AL DFI AILS SIRLICTLIRAL DETAILS STRUCTURAL. DETAILS S"IRNCTLIRAL DF I AILS TITLE 24 FORMS T-24.1 T-24.2-ITIT,E 24 FORMS areas AREA PLANS L 1 LANDSCAPING PLAN LEGAL DESCRIPTION LOT 22, BLOCK 5, SECTION 5 OF BALBOA ISLAND PER M.M. S/q RECORDS OF ORANGE COUNTY. GA rel"NO "M SARRETT INVESTMENT GROUP, LLC, 304 NORTH OLD RANCH ROAD ARCADIA, CALIFORNIA gIOi 626/282-8450 MEG 6ARRETT, MANAGER PROPERTY ADDRESS 225 EAST BAY FRONT BALBOA ISLAND, CALIFORNIA 82662 /AR,C]-{[]'E,CT (DESIGN PROFESSIONAL IN GHAR6E) IAN HARRI5ON 220 NEWPORT CENTER DRIVE, SUITE 11-342 NEWPORT BEACH, CALIFORNIA 82660 g4q/723-10g1 SOLS ENGINEER EGA CONSULTANTS, LLC JOB #: IH501.1 3'15-G MONTE VISTA AVENUE DATE: 3/21/2014 C05TA MESA, CALIFORNIA 82627 949/642-g5Oq RCE CONSULTANTS, INC. 11401 IRVINE AVENUE, SUITE A TUSTIN, CALIFORNIA '12180 g4q/466-g3g4 ALI REZAEI ff, RTAVORNAcks:► FIRST FLOOR = 1062.01 5F SECOND FLOOR = 1240.22 5F THIRD FLOOR = 20q.35 5F TOTAL DWELLING 2511.55 5F SARA6,E 555.11 5F TOTAL STRUCTURE ROOF DECK BALCONIES ALLOWABLE: 24 X'15X 1.5 2 GAR GARAGE TOTAL ALLOWABLE LOT AREA 30 X 55 IMPERVIOUS 5URFAGE LANDSCAPE AREA = 28gg.'IS 5F l5q.'12 5F 303.24 5F 7100.00 5F 200.00 5F = 2800.00 5F 2550.00 5F 23'19 5F = 1'71 5F �g 3 N M U Cc < z G1 U O G ;J LLL Q O O Q ~ = V M Z r U u z � �< z z° z N Z G N �NSED ARCyi HARjSSTFST \G�Lr1. P * No. C 6947 Ncb F�jV 5_3A� Fop CA1-�F� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law cogright and other proper: u 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 IAN J.N. HARRWN, ARCHITECT. O vJ w U N � Q Q z� ' L.. L.L. < LLl L.L.] Q w N� N Q Q m JOB # 6ARRETT DRAWN BY pdw PLOT DATE 11/27/2017 REVISION BY DATE Tl �g 3 FD. LD. TK. & TAG L.S. 4599 ON 1.00' z o a O/S ON P.L. PROD. I o 5 PER RSB 186/22 WMj EL.=7.22' u'J 7 37 6.601 -- INLET MATCH(E 7.47 S CO 6.96 FSO 3.77 7% �S�J 01 a M 1 9.00TSW 7.52FS CL a �I (E) SEWER I IATE-RAL LOCATION w w O BLOCK WALL 7.57 FS -__ _� 0%FL z7 4'^RTS 7.63 FS C 9.00TSW 8.00 FS FIELD VERIFY O1 \/ REMOVE (E) LATERAL 7.35 O �• s% 2 CAR GARAGE & INSTAL NEW LATERAL FS M �\ CURBELEV=9.00'(NAVD88) PER NOTE\' Z / \/� C A (E) SEWER LATPRAL C.4 7 WM I 1 O 9.00TSW 7. 02q_ _ 7. �F�S FL 0 2.071 7.39 9\/ FS s 7.50 FSI ER ERASH BINS 6.471NV _OUTLETS 7.45 �� �j) 1 EPB FS cI�GAT - - - - - -1 f �5 /�Ilzv �5 5 FD. LD. TK. & TAG L.S. 4599 ON 1.00' 1 \ �g ,K,"�J "� a C o O/S ON P.L. PROD. s r --zoo_ < PER RSB 186/22 r, EL.=7.39' O ,, I 9.00TSW 8.00 FS UP i L- - -6.101NV _ A JPLSER INLET --------4.6-5- m 227 EAST BAY FRONT BLDG HEIGHT=35.7' UMU WALL 8.14FS g 2.5' 9.00T 8.64FS FD. LD., TK. & TAI 6.34TF /d 1.66EWH 9.00TW 9 L.S. 4599 ON 6.0( 3 3 3 ,� "�% BEGIN 3 6.34TF 0/S ON P.L. PRO[ cS' OF CURB 1.66EWH � END OF PER RSB 186/22 8.74FS m z z CURB EL.=6.67' Nobe. 784.98/�� occo 9ocm g .41TW /� wo d-0 /sj 0 n� 1010 �/ /6'°�°N 60°02'58" E`° ^ 1 g `° ^ 1.osE FFI �s `° �s 8.28T 8-i 7/ - 1.0%FL��/ ---- -- -- 1.0%FL----83Q-------�0%FL---1.0� \ /966 -I---- \/ --- 7.94T _ _ _ 5 5 FIS �► v 6.43TF --� - ----I----- \ \ 0.50EWH h-��h� - - - 8.84 8.84 8539 \' �5 [[Q!j FS q FS �' �c� \\� \ 8.74FS 3 STEP 8.33A 6OOTW 6" MAX FS 800 C.4 11.65EWH TF RISER e.00 / BEGIN 4 (] ,�s %)F CURB C4 /6 s7 3 18.65TG g Vis% DWELLING 1.651NV O D FINISH SLAB ELEVATION = 9.00' (NAVD88) 2.07 14 C:> FF 9.00 18.74FS OO Cn PAD 8.00 19.00TW I co 18„���" GONG 1 3'-p' Z FLASH GUARD 8 39 8.78F$ CMU WALL 8.84 1 1.30TW H=2.4' FS\1\ FS 8.84 1 tR 1 / o>� 1 1 j 0 1 8.81 6 8.73FS .741NV FS 1 m OTW 11 3 T1y OUTLET \Vt L�LI I ii T -I " i i i i g 9ooTw N 60002'33" E 6.50TF „ 00 1.50EWH Imo, L, rn C� z � .bN/ - 7.44FS /6 o0 1 1.30TW 9 ---- I -A 6.44TF sGG - 56EWH 84.9 ' - - - - - 4"4 PERFORATl,10 �o,\ E 6' HIGH CONC. z. e�IRON aE T 3"O SOLID g BLOCK WALL �' g 1 1.30TW ,c U% 2 .871 N -LP FD. LD., TK. & TP B g 8.71 FS �� 1 q _p L.S. 4599 ON 6.0 2 38TW 8.71 FS `�� 5 CMU WALL 0/S ON P.L. PRC c> C-4 < C� 6.42TF g OOT 9PER RSB 186/22 1.oEwH 6.41 TF H=2.4' 159EWH 18"x12" (I'ONC EL.=6.68' 3 3 END OF FLASH GUARD CURB I 223 EAST BAY FRONT BLDG HEIGHT=26.5' 0 2.5' 5' 10' 15 `0 GRAPHIC SCALE: 1"=5 PUBLIC WORKS DEPARTMENT NOTES R 4"0 PVC GRATEO 3 CONSTRUCTION NOTES QUANTITIES I SCREWS AS (NDS PRODUCT PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PER GRATE W/SCREWS & COLLAR) 1 ' PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. O CONSTRUCT 5" CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ 200 SF 3'-0" #4 @ 18" O.C. EA WAY OVER COMPACTED GRADE (36.00SF)O I T 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE FINISHED BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS O6" WIDE 3" LAYER SURFACE DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING CONSTRUCT BIORETENTION WITH UNDERDRAIN PER DETAIL 1 OF SHEET C.2. 36 SF CONC WALL OF MULCH I 1.0% MINS 1.0% MIN THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET OPAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE INSTALL 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 10 EA 2-#4 COMP 1 11.30TC °_ DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL ,�_i7�T I iii=- - FINISHED GRADE oo _„ J „=_ri- AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE O INSTALL 4" PVC DRAIN PIPE SDR 35 145 LF zo�� I I' BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION OSOIL/PLANTING ® 4" PVC DRAI - - AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC CONSTRUCT CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER - SF eaaa ° MIX W/ INFILTRATION INVERT PER PLAN _ _ -O WORKS INSPECTOR. 4" PVC VERTICAL RATE =2.5 IN/HR. 3. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A © INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER. 14 LF ®RISER I ° -1-(E) SIDEWALK C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 07 INSTALL NEW WATER SERVICE AND METER PER CITY STD -502-L. 1 EA PERMEABLEr AR EA DRAIN 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 GEOTEXTILE LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. ® INSTALL 3" PVC OVERFLOW PIPE SDR 35 7 LF 04" OVERFLOW NTS INVERT PER PLAN5. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE CONSTRUCT 2.0' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT 143 LF NATIVE SOIL I PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL O INSTALL 1" WATER SERVICE LINE (COPPER TUBE, 200 PSI MAX, PEA GRAVEL I DOWNSPOUT PER POLICY L-6 AND L-18. @ AWWA STD No. C901-78, ASTM D-2737) W/ MIN. 24" COVER 5 LF PLAN ( COORDINATE BUILDING DIVISION NOTES WITH ARCH PLAN) B I O R E N T I O N FILTER O INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. 2 EA 1 1 1. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. 12 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE 2 EA NTS 90° ELBOW EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 4" PVC DRAIN FINISHED GRADE 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF 13 INSTALL 4"4 PVC PERFORATED PIPE OVERFLOW WITH A MINIMUM 1.0% SLOPE. 16 LF plplpl� EXTENSION THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE aummmmmu RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT COMMUNITY 14 INSTALL 2"0 SCHEDULE 40 DISCHARGE PIPE 154 LF ° ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 4" PVC DRAIN ® PLAN NOTES CONCRETE FOOTING INVERT PER PLAN PER STRUCTURAL DWGS 1. ALL ROOF DRAINAGE SHALL COLLECTED BY RAIN GUTTERS VIA DOWNSPOUT AND UNDERDRAIN PIPES. 2. CONCRETE FLOOR SLABS SHALL BE UNDERLAINED WITH 4" CAPILLARY BREAK -4" OF GRADE ROOF DRAIN CONNECTION GRAVEL OR CRUSHED STONE. 3 NTS �4� REVISIONS ENGINEERING SCALE: DATE: PLANS REVIEWED BY: DRAWING NUMBER: ROFES� PREPARED UNDER THE SUPERVISION OF: PRECISE GRADING PLAN JT CONSULTING ENGINEERS e �Nq CITY OF NEWPORT BEACH, BUILDING DEPARTMENT REV. DATE BY DESCRIPTION APP V D `�° p1�T � JOHN TRAIN100CIVIC CENTER DRIVE �� �4 NEWPORT BEACH, CA 92660 14371 EUCLID ST., #2F m DRAWN: K.C. 11-05-17 GARDEN GROVE, CA 92843 D. 2 3 70 CHECKED: J.T. Call Toll Free PHONE: (714) 265-1200 p. 06- 0-18 RECOMMENDED: 225 EAST BAY FRONT 1-800-227-2600 FAX: (714) 276-0372 ST \P APPROVED SIGNATURE DATE C*2 Underground Before ervice Alert gPE OC �L\ o APPROVED: NEWPORT BEACH, 4 A� 92662 Undergrounl Sera GRADING PERMIT NUMBER: 626 of SHEET 2 OF 5 ?9 LEGEND - - - 4"0 PVC SDR 35 DRAIN PIPE UNO, SEE NOTE G 4"0 AREA DRAIN, SEE NOTE O CENTER LINE -----, PROPERTY LINE 0:%\a FS(37.00) EXISTING ELEVATION \' 37.00 FS PROPOSED ELEVATION TOF TOP OF FENCE / • DS PROPOSED DOWN SPOUT LOCATION, SEE DETAIL 3 HEREON FOR CONNECTIO PA PLANTER AREA HP HIGH POINT (E) EXISTING (N) NEW SCO SEWER CLEAN OUT A(l - - - - 3"O OVERFLOW PVC SDR 35 PIPE LINO, SEE NOTE BIORETENTION, SEE NOTE O PROPOSED RETAINING WALL, �r SEE STRUCTURAL PLANS O TW TOP OF WALL TSW TOP OF STEM WALL CONC SEAWALL TF TOP OF FOOTING EWH EXPOSED WALL HEIGHT o�`o\ TC TOP OF CURB 0 2.5' 5' 10' 15 `0 GRAPHIC SCALE: 1"=5 PUBLIC WORKS DEPARTMENT NOTES R 4"0 PVC GRATEO 3 CONSTRUCTION NOTES QUANTITIES I SCREWS AS (NDS PRODUCT PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PER GRATE W/SCREWS & COLLAR) 1 ' PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. O CONSTRUCT 5" CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ 200 SF 3'-0" #4 @ 18" O.C. EA WAY OVER COMPACTED GRADE (36.00SF)O I T 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE FINISHED BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS O6" WIDE 3" LAYER SURFACE DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING CONSTRUCT BIORETENTION WITH UNDERDRAIN PER DETAIL 1 OF SHEET C.2. 36 SF CONC WALL OF MULCH I 1.0% MINS 1.0% MIN THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET OPAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE INSTALL 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 10 EA 2-#4 COMP 1 11.30TC °_ DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL ,�_i7�T I iii=- - FINISHED GRADE oo _„ J „=_ri- AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE O INSTALL 4" PVC DRAIN PIPE SDR 35 145 LF zo�� I I' BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION OSOIL/PLANTING ® 4" PVC DRAI - - AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC CONSTRUCT CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER - SF eaaa ° MIX W/ INFILTRATION INVERT PER PLAN _ _ -O WORKS INSPECTOR. 4" PVC VERTICAL RATE =2.5 IN/HR. 3. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A © INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER. 14 LF ®RISER I ° -1-(E) SIDEWALK C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 07 INSTALL NEW WATER SERVICE AND METER PER CITY STD -502-L. 1 EA PERMEABLEr AR EA DRAIN 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 GEOTEXTILE LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. ® INSTALL 3" PVC OVERFLOW PIPE SDR 35 7 LF 04" OVERFLOW NTS INVERT PER PLAN5. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE CONSTRUCT 2.0' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT 143 LF NATIVE SOIL I PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL O INSTALL 1" WATER SERVICE LINE (COPPER TUBE, 200 PSI MAX, PEA GRAVEL I DOWNSPOUT PER POLICY L-6 AND L-18. @ AWWA STD No. C901-78, ASTM D-2737) W/ MIN. 24" COVER 5 LF PLAN ( COORDINATE BUILDING DIVISION NOTES WITH ARCH PLAN) B I O R E N T I O N FILTER O INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. 2 EA 1 1 1. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. 12 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE 2 EA NTS 90° ELBOW EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 4" PVC DRAIN FINISHED GRADE 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF 13 INSTALL 4"4 PVC PERFORATED PIPE OVERFLOW WITH A MINIMUM 1.0% SLOPE. 16 LF plplpl� EXTENSION THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE aummmmmu RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT COMMUNITY 14 INSTALL 2"0 SCHEDULE 40 DISCHARGE PIPE 154 LF ° ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 4" PVC DRAIN ® PLAN NOTES CONCRETE FOOTING INVERT PER PLAN PER STRUCTURAL DWGS 1. ALL ROOF DRAINAGE SHALL COLLECTED BY RAIN GUTTERS VIA DOWNSPOUT AND UNDERDRAIN PIPES. 2. CONCRETE FLOOR SLABS SHALL BE UNDERLAINED WITH 4" CAPILLARY BREAK -4" OF GRADE ROOF DRAIN CONNECTION GRAVEL OR CRUSHED STONE. 3 NTS �4� REVISIONS ENGINEERING SCALE: DATE: PLANS REVIEWED BY: DRAWING NUMBER: ROFES� PREPARED UNDER THE SUPERVISION OF: PRECISE GRADING PLAN JT CONSULTING ENGINEERS e �Nq CITY OF NEWPORT BEACH, BUILDING DEPARTMENT REV. DATE BY DESCRIPTION APP V D `�° p1�T � JOHN TRAIN100CIVIC CENTER DRIVE �� �4 NEWPORT BEACH, CA 92660 14371 EUCLID ST., #2F m DRAWN: K.C. 11-05-17 GARDEN GROVE, CA 92843 D. 2 3 70 CHECKED: J.T. Call Toll Free PHONE: (714) 265-1200 p. 06- 0-18 RECOMMENDED: 225 EAST BAY FRONT 1-800-227-2600 FAX: (714) 276-0372 ST \P APPROVED SIGNATURE DATE C*2 Underground Before ervice Alert gPE OC �L\ o APPROVED: NEWPORT BEACH, 4 A� 92662 Undergrounl Sera GRADING PERMIT NUMBER: 626 of SHEET 2 OF 5 ?9 227 EAST BAY FRONT BLDG HEIGHT=35.7' FD. LD. TK. & TAG L.S. 4599 ON 1.00' O/S ON P.L. PROD. PER RSB 186/22 C\�l�\ 'L M-1 EL.=7.22' "'J �� BLOCKIWALL ONC. /� \' �C� \' �C� J N 60002'58" E 84.98' - - - — — --- — — �`l._.._.._..��_% _.._.._.._.._.._.._.._.._._.._.._.._.._.._.._.._.._.._.._.._......_.._.._.._.._.._.._.._ ........... \' Kcg 6 HIGH TYP 1...111 5•_0,1--- �� ----- \ C I J ------ � Lu w OI CL a Ch I 8.00, > a �I I 8.00' w w C:) !~OT1fP II ❑° vI oI iI VIII o ' 2 CAR GARAGE Cn CURB ELEVATION = 9.00' (NAVD88) DWELL (E) SEWER LATERAL p FINISH SLAB ELEVATION i I I LI XER TRASH BINS UP -- - - - --- a I _ �\ 1 -TYP. .._. _. _.._. U�� —.._.._.._. .�a.4_.._.._.._.._..._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._. / N EPE3• •6'HIGH / �• \ •• -- T—r---7--F 1 � I i T -1 i T-17-7- _ ii =- r- i i= i- i ii T -r I i 1 1 -T-T r ��\� /%6co N 60002'33" E 84.98' ��\ E( ) 6' HIG Q`b Q`' \' S \' S �\' S BLOCK VV FD. LD. TK. & TAG 4599 ON 1.00' L.S. O/S ON P.L. PROD. PER RSB 186/22 EL.=7.39' pp I 'L EXCAVATION NOTES OBUILDING PAD AREA SHALL BE OVEREXCAVATED AT LEAST 3.0' BELOW EXISTING GRADE OR A MINIMUM OF ONE FOOT BELOW PROPOSED FOUNDATION, SEE PLAN FOR LIMIT OF OVEREXCAVATION. SEE SHEET C5 FOR ADDITIONAL RECOMENDATIONS. 0 2.5' 5' 10' 15 GRAPHIC SCALE: 1 "=5' QUANTITIES 2,184 SF v 223 EAST BAY I=1ONT BLDG HEIGHT=26.5' 3'-0" ! j --LIMIT C i OVER- EXCAVI i 2'-0„ (E) i GROUND SURFACE iz amu WALL =2.5' �s _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _.. _. --——————————————————— — — — — —! •I �I •I II \10! I J it I NG II : 9.00' (NAVD88) ; I 5'-0" i TYP j II �0\ I i1� �� ' /_. �..�_---..__ ._.._. _---•-.._.._.._. 2.5gaRON FENCE Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 (N) BUILDING 3'-U' 3'-0" ! LIMIT OF--! OVER- i EXCAVATION i 2' 0" (E) GROUND SURFACE: CONTROLLED O COMPACTED FILL 0 inlil 1 I 1 0 m -BOTT. OF FOOTING (E) SOILS 17. SEDIMENTS AND OTHER MATERIALS AMY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATIOBN MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. AS THE ENGINEER OF RECORD, I HAVE SELECTED APPROPRIATE BMPs TO EFFECTIVELY MINIMIZE THE NEGATIVE IMPACTS OF THIS PROJECT?S CONSTRUCTION ACTIVITIES ON STORM WATER QUALITY. THE PROJECT OWNER AND CONTRACTOR ARE AWARE THAT THE SELECTED BMPs MUST BE INSTALLED, MONITORED, AND MAINTAINED TO ENSURE THEIR EFFECTIVENESS. THE BMPs NOT SELECTED FOR IMPLEMENTATION ARE REDUNDANT OR DEEMED NOT APPLICABLE TO THE PROPOSED CONSTRUCTION ACTIVITY. DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 11-05-17 CHECKED: J.T. 11-11-17 RECOMMENDED: APPROVED: FD. LD., TK. & TF L.S. 4599 ON 6.0 O/S ON P.L. PRC PER RSB 186/22 EL.=6.67' rn C4 O `L^\ C:> 0 O s� e FD. LD., TK. & TP L.S. 4599 ON 6.0 0/S ON P.L. PRC b PER RSB 186/22 EL.=6.68' —LIMIT OF OVER - EXCAVATION i i I ! (E) GROUND j SURFACE TIWlllWlllWllll i 1 F c� 2'-0" CONC SEAWALL (N) BUILDING 5-0" ! LIMIT OF--- OVER- EXCAVATION F— OVER -EXCAVATION i i i i (E) GROUND SURFACE i CONTROLLED}- Z COMPACTED J CONC FOOTING PER GRADE STRUCTURAL DWGS0 1 o O o M 1F— 2'-0" (E) SOILS SECTION B -B 1 "=2'-6" 2 BAG HIGH SAN D BAG DETAIL NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE LEGEND LIMIT OF OVEREXCAVATION EROSION CONTROL PLAN 225 EAST BAY FRONT NEWPORT BEACH, CA 92662 TEL 626.282.8450 DRAWING NUMBER: SHEET 3 OF 5 SECTION A -A 1 EROSIONCONTROL NOTES: 1. IN CASE OF EMERGENCY, CALL OWNER AT 626.282.8450 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE 2. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO AVAILABLE AT ALL TIMES DURING THE RAINY SEASON TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL CONTAMINATE THE SOILS AND SURFACE WATERS. ALL (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE DEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT SEDIMENTS AND OTHER POLLUTANTS ON SITE. THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERATE WASHED INTO THE DRAINAGE SYSTEM. EMERGENCY DEVICES WHEN RAIN IS IMMINENT. BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE 9, STORM WATER POLLUTION AND EROSION CONTROL DEVICES SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY ARE NO LONGER REQUIRED. ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESS, THEY CAN BE DISPOSED OF AS SOLID WASTE. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS EROSION CONTROL DEVICES AND BMP?s ARE INSTALLED AND AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL FUNTIONING PROPERLY IF THERE IS A 40% CHANCE OF 0.25 AND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF- IF REQUESTED BY THE BUILDING OFFICIAL. INCHES OR GREATER OF PREDICTED PRECIPITATION, AND AFTER SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE 10. EVERY EFFORT SHOULD BE MADE TO ELIMINATE THE DISCHARGE ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION SITE ON A DAILY BASIS. OF NONSTORM WATER FROM THE PROJECT SITES AT ALL TIMES. CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES 11. EDODED SEDIMENTS AND OTHER POLLUTANTS MUST BE THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DEPOSED OF RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION PROPERLY. SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL CHECK LIST AND INSPECTION LOGS ARE AVAILABLE UPON DRAINAGE COURSES, OR WIND. REQUEST). 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS TWO FEET. THE DEVICE 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION -RELATED 16. TRASH AND CONSTRUCTION -RELATED SOLID WASTES MUST BE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS FROM THE SITE BY THE FORCES OF WIND OR WATER. CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 (N) BUILDING 3'-U' 3'-0" ! LIMIT OF--! OVER- i EXCAVATION i 2' 0" (E) GROUND SURFACE: CONTROLLED O COMPACTED FILL 0 inlil 1 I 1 0 m -BOTT. OF FOOTING (E) SOILS 17. SEDIMENTS AND OTHER MATERIALS AMY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATIOBN MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. AS THE ENGINEER OF RECORD, I HAVE SELECTED APPROPRIATE BMPs TO EFFECTIVELY MINIMIZE THE NEGATIVE IMPACTS OF THIS PROJECT?S CONSTRUCTION ACTIVITIES ON STORM WATER QUALITY. THE PROJECT OWNER AND CONTRACTOR ARE AWARE THAT THE SELECTED BMPs MUST BE INSTALLED, MONITORED, AND MAINTAINED TO ENSURE THEIR EFFECTIVENESS. THE BMPs NOT SELECTED FOR IMPLEMENTATION ARE REDUNDANT OR DEEMED NOT APPLICABLE TO THE PROPOSED CONSTRUCTION ACTIVITY. DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 11-05-17 CHECKED: J.T. 11-11-17 RECOMMENDED: APPROVED: FD. LD., TK. & TF L.S. 4599 ON 6.0 O/S ON P.L. PRC PER RSB 186/22 EL.=6.67' rn C4 O `L^\ C:> 0 O s� e FD. LD., TK. & TP L.S. 4599 ON 6.0 0/S ON P.L. PRC b PER RSB 186/22 EL.=6.68' —LIMIT OF OVER - EXCAVATION i i I ! (E) GROUND j SURFACE TIWlllWlllWllll i 1 F c� 2'-0" CONC SEAWALL (N) BUILDING 5-0" ! LIMIT OF--- OVER- EXCAVATION F— OVER -EXCAVATION i i i i (E) GROUND SURFACE i CONTROLLED}- Z COMPACTED J CONC FOOTING PER GRADE STRUCTURAL DWGS0 1 o O o M 1F— 2'-0" (E) SOILS SECTION B -B 1 "=2'-6" 2 BAG HIGH SAN D BAG DETAIL NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE LEGEND LIMIT OF OVEREXCAVATION EROSION CONTROL PLAN 225 EAST BAY FRONT NEWPORT BEACH, CA 92662 TEL 626.282.8450 DRAWING NUMBER: SHEET 3 OF 5 (7.01 STAIR WELL F.F. 9.00 -r(E) --F GRADE I I I I I \I 3'-1' 3'-1' I BLOCKOWALLHIGH (E) 6.0' HIGH— BLOCK WALL (E) ADJACENT BUILDING (E) ADJACENT N �\ (E) HARD BUILDING SCAPE 2 (E) SCAPDE ��I I r . I SECTION A -A 1'=2' 6" E) ALLEY Emij SECTION B -B 1 "=2'-6" GARAGE KITCHEN F.F. 9.00 (E) GRADE CONSTRUCTION NOTES O CONSTRUCT 5" CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ #4 @ 18" O.C. EA WAY OVER COMPACTED GRADE OCONSTRUCT BIORETENTION WITH UNDERDRAIN PER DETAIL 1 OF SHEET C.2. OINSTALL 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 OINSTALL 4" PVC DRAIN PIPE SDR 35 OCONSTRUCT CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER © INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER OINSTALL NEW WATER SERVICE AND METER PER CITY STD -502-L. ® INSTALL 3" PVC OVERFLOW PIPE SDR 35 OCONSTRUCT 2.0' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT OINSTALL 1" WATER SERVICE LINE (COPPER TUBE, 200 PSI MAX, 1 AWWA STD No. C901-78, ASTM D-2737) W/ MIN. 24" COVER 1 1 INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. 12 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE 13 INSTALL 4"0 PVC PERFORATED PIPE OVERFLOW WITH A MINIMUM 1.0% SLOPE. 1 4 INSTALL 2% SCHEDULE 40 DISCHARGE PIPE NDS 24"X24" CATCH BASIN W/ EXTENSION ADJUST TO FIT OR APPROVED EQUAL 2"0 PVC FLOTEC SUMP PUMP W/ tom DISCHARGE 8.0' STATIC HEAD LOW FLOW 12.76 OR APPROVED EQUAL FS (PUMP NOISE LEVEL NOT - TSW 9.00 9.00 TO EXCEED 50 DBA, BACK-UP 1 ----------- PUMP IS REQUIRED) 2.4% - 2.4% o 4 "0 PVC �>c 7 DRAIN u I SECTION C -C 1 2'-6., I SECTION D -D 1'-2'-6" wi PLAN VIEW DECORATIVE COVER FINISHED GRADE 7.40TG (SUMP PIT 1) I 7.47TG (SUMP PIT 2) NDS 24"X24" CATCH BASIN W/ EXTENSION ADJUST TO FIT OR APPROVED EQUAL PUMP ON EL. 7.5'= PUMP OFF — EL. 3" 4"0 PVC DRAIN INLET, INVERT PER 11 2"O PVC DISCHARGE 9 30TW 6" CONC WALL - 2 "0 PVC DISCHARGE 8.78FS(SUMP PIT 1) 8.76FS(SUMP PIT 2) 0 'LAN o r -I o- f FLOTEC SUMP PUMP W/ ¢- 12.0' STATIC HEAD OR O APPROVED EQUAL (PUMP NOISE LEVEL NOT III=III=1 TO EXCEED 50 DBA, BACK-UP III -III:. PUMP IS REQUIRED) DETAIL 1 SECTION VIEW NTS QUANTITIES 200 SF 18"x12" CONC FLASH GUARD 3" LAYER OF MULCH 36 SF 10 EA 145 LF - SF 14 LF 1 EA 7 LF 143 LF 5 LF 2 EA 2 EA 16 LF 154 LF a D REVISIONS CVIS NCCK NI 3ALC. DATE: PLANS REVIEWED BY: SECTIONS DRAWING NUMBER: ROFES� PREPARED UNDER THE SUPERVISION OF: JT CONSULTING ENGINEERS e �Nq CITY OF NEWPORT BEACH, BUILDING DEPARTMENT REV. DATE BY DESCRIPTION APP V D ° p1T JOHN TRAN 100 CIVIC CENTER DRIVE �� �4 NEWPORT BEACH, CA 92660 14371 EUCLID ST., #2F m DRAWN: K.C. 11-05-17 GARDEN GROVE, CA 92843 o. 2 3 CHECKED: J.T. 11-11-17 Call Toll Free PHONE: (714) 265-1200 p. 06- 0-18 RECOMMENDED: 225 EAST BAY FRONT 1-800-227-2600 FAX: (714) 276-0372 1p \P APPROVED SIGNATURE DATE C*4 Underground qT OCVm1\F��� APPROVED: NEWPORT 2BEACH, 4A�92662 Undergrounl Sera GRADING PERMIT NUMBER: 626 of SHEET 4 OF 5 21 Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California Cement Tvoe for Concrete in Contact with On -Site Earth Materials Concrete mix design should be based on sulfate testing with Section 1904.2 of the 2016 CBC. Preliminary laboratory testing indicates the site soils possess negligible sulfate exposure. In the event import soils are used, the soils shall be tested for sulfate content and the associated recommendation shall be implemented as follows: ACI 318 BUILDING CODE Table 4.3.1 - REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS Sulfate Water soluble Sulfate (SO,) in Cement Type Maximum water- Minimum I'd, Exposure sulfate (50,,) in soil water, ppm cementitious material normal -weight percent by weight ratio. by weight, normal and light weight weight concrete concrete, psi Negligible 000s $04 <0.10 0 5 SO4<150 -"' -- -- Moderate 0.10< SO4< 0.20 150 < 50, < 1500 II,IP(MS), 0.50 4000 IS(MS),P(MS) I(PM)(MS), I(9MXMs) Severe 0.20 s SO4< 2.00 1500< SO4< V 0.45 4500 10,aao Very Severe S%> 2.00 SO,> 10,000 V plus 0.45 4500 po=alan As a conservative approach, we recommend cement with a minimum strength f'c of 3,000 psi be used for concrete in contact with on-site earth materials. Utilizing the design recommendations presented herein, we anticipate that the majority of any post -grading settlement will occur during construction activities We estimate that the total settlement for the proposed structure will be on the order of 1 inch. Differential settlement is not expected to exceed 1 inch in 30 feet. These settlement values are expected to be within tolerable limits for properly designed and constructed foundations. Lateral Load Resistance Footings founded in fill materials may be designed for a passive lateral bearing pressure of 250 pounds per square foot per foot of depth. A coefficient of friction against sliding between concrete and soil of 0.30 may be assumed. Proposed Residence/225 East Bay Front, Newlon Beach, CA Soils Knon Project No. IH011.1 March'' -9, 2017 14 Caoillary Break Below Interior Slabs In accordance with the 2016 California Green Building Standards Code Section 4.505.2.1, we provide the following building specification for the subject site (living area and garages slabs): Concrete building slabs shall be directly underlain by a min. 2 inches of clean/washed sand, underlain by a min. 15 mil -thick moisture barrier (e.g. "Stego Wrap"), with all laps sealed, underlain by 4 inches of %-inch gravel. The above specification meets or exceeds the Section 5.505.2.1 requirement Exterior Slabs-on-arade (Hardscaoe Concrete slabs cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs and at 6 feet on center for sidewalks. Control joints are intended to direct cracking. Expansion or felt joints should be used at the interface of exterior slabs on grade and any fixed structures to permit relative movement. Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs. Surface Drainaae Surface drainage shall be controlled at all times. Positive surface drainage should be provided to direct surface water away from structures and toward the street or suitable drainage facilities. Ponding of water should be avoided adjacent to the structures. Recommended minimum gradient is 2 percent for unpaved areas and one percent for concrete/paved areas. Roof gutter discharge should be directed away from the building areas through solid PVC pipes to suitable discharge points. Area drains should be provided for planter areas and drainage shall be directed away from the top of slopes. Proposed Residence/225 East Bay Front, Newport Beach. CA Soils Rcoort Project No. 1{011.1 March 29, 2017 15 Fills The on-site soils are suitable for reuse as compacted fill, provided they are free of organic materials, debris, and materials larger than four (4) inches in diameter. After removal of any loose, compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 6 inches, brought to at least 2 percent over optimum moisture conditions and compacted to at least 90 percent relative compaction (based on ASTM: D 1557). If necessary, import soils for near -surface fills should be predominately granular, possess a very low expansion potential, and be approved by the geotechnical engineer. Lift thicknesses will be dependent on the size and type of equipment used. In general, fill should be placed in uniform lifts not exceeding 6 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557). We recommend that oversize materials (materials over inches) should they be encountered, be stockpiled and removed from the site. Trench Backfill The on-site soils may be used as trench backfill provided they are screened of rock sizes over 4 inches in dimension and organic matter. Trench backfill should be compacted in uniform lifts (not exceeding 6 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis" section, above): Foundation Design Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All footings should be a minimum of 24 inches deep (measured in the field below lowest adjacent grade). Footing widths shall me an nlininlum 15 inches and 18 inches forinterior cross beams and perimeter footings respectively. As stated above, additionally, to further reduce the effects of the thin zones of Proposed Residence/225 East Bay Font, Newpon Beach, CA Soils Report Project No. 01011.1 March 29, 2017 12 potentially liquefiable soils, the building slab shall include 15" wide by 24" deep interior grade beams to be reinforced with two No. 5 rebars (two at the top and two at the bottom). The cross beam locations shall be determined by the structural engineer. At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value of 1,750 and 2,250 psf (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. These values may be increased by one-third for loads of short duration, including wind or seismic forces. Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Mat Foundation Design (Ootional Due to anticipated high tide waters and cohesionless sands during construction, a mat slab foundation system is a recommended option. Mat slabs founded in compacted fill or competent native materials may be designed for an allowable bearing value of 2,250 psf (for dead -plus -live load). These values may be increased by one-third for loads of short duration, including wind or seismic forces. The actual design of the foundation and slabs should be completed by the structural engineer. MIN. DESIGN ITEM RECOMMENDATIONS Mal foundations: allowable bearing pressure: 2,250 psf passive lateral resistence: 250 psf per foot mat slab thickness: min. 12 inches with thickened edges (+ 6 inches) steel reinforcement: no. 5 bars @ 12" o.c. each way, top and bottom coefficient of friction: 0.30 Modulus of Subgrade Reaction: k, = 100 lbs/in3 The basement mat slab shall be directly underlain by a min. 2 -inch thick layer of washed sand, underlain by min. 15 -mil stego wrap (or equiv., lapped and sealed), underlain by 4 inches of gravel (3/4 -inch crushed rock), underlain by competent native materials. Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Proposed Residence/225 East Bay Front, Newport Beach, CA Soils Report Project No. 1110 11. 1 March 29, 2017 13 REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 liquefaction and seismic settlement calculations indicate seismic settlement (includes dry and saturated sands) in the upper 50 feet is less than 3.0 inches, and hence shallow mitigation methods for liquefaction may be implemented per City Code Policy (No. CBC 1803.5.11-2 last revised 7/3/2014). Based on our liquefaction analysis, and in accordance with the City of Newport Beach Policy No. CBC 1803.5.11-12 (NBMC, Chapter 15), we recommend the following mitigative methods to minimize the effects of shallow liquefaction: 1. Tie all pad footings with grade beams. 2. All footings should be a minimum of 24 inches deep, below grade. 3. Continuous footings should be reinforced with two No. 5 rebar (two at the top and two at the bottom). 4. Concrete slabs cast against properly compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. 5. Dowel all footings to slabs with No. 4 bars at 24 inches on center. 6. Additionally, to further reduce the effects of the thin shallow zones of potentially liquefiable soils, the building slab shall include 15" w by 24" d interior grade beams ("cross beams") to be reinforced with two No. 5 rebars (two at the top and two at the bottom). The foundation specifications outlined above will act to decrease the potential settlement due to liquefaction and/or seismically induced lateral deformation to tolerable amounts. The above specifications eliminate the use of piles and associated construction vibrations and groundwater displacement induced by caisson drilling or pile -driving. If the above specifications are incorporated, the proposed structure shall be stable and adequate for the intended uses and the proposed construction will not adversely impact the subject or adjacent properties. Other Geolooic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed improvements at the site are feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be mitigated by proper planning, design, Proposed Residence/225 East Bay Front, Newport Beach, CA Soils Report Project No. IH011.1 \larch 29, 2017 10 and utilization of sound construction practices. The engineering properties of the soil and native materials, and the surface drainage offer favorable conditions for site re- development. RECOMMENDATIONS The following sections discuss the principle geotechnical concerns which should be considered for proper site re -development. Earthwork Grading and earthwork should be performed in accordance with the following recommendations and the General Earthwork and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading will be limited to the re -grading of the building pad for the proposed construction. In general, it is anticipated that the removal of the upper 2'/2 feet within the building footprint (slab -on -grade portion) will require removal and recompaction to prepare the site for construction. Additionally, the bottom of the excavation shall be scarified a min. 6 inches. The removals should be accomplished so that all fill and backfill existing as part of the previous site use and demolition operations are removed. Where feasible, the limits of the pad fill shall be defined by a three (3) feet envelope encompassing the building footprint. Care should be taken to protect the adjacent property improvements. A minimum one foot thick fill blanket should be placed throughout the exterior improvements (approaches, hardscape, etc.). The fill blanket will be achieved by re -working (scarifying) the upper 12 inches of the existing grade. Site Preparation Prior to earthwork or construction operations, the site should be cleared of surface structures and subsurface obstructions and stripped of any vegetation in the areas proposed for development. Removed vegetation and debris should then be disposed of off-site. A minimum of 2'/z feet (+6 inches of scarification) of the soils below existing grade will require removal and recompaction in the areas to receive building pad fill. Following removal, the excavated surface should be inspected by the soils engineer or his designated representative prior to the placement of any fill in footing trenches. Holes or pockets of undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable compacted fill. Proposed Residence/225 East Bay Fmnt, Newport Beach, CA Soils Repan Project No. 01011.1 March 29, 2017 11 CINl 11N=KIINI DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 11-05-17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 11-11-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: Adjusted Spectral Response Acceleration at 0.2s Period, S,s 1.715 g Adjusted Spectral Response Acceleration at Is Period, S,,, 0.946 g Design Spectral Response Acceleration at 0.2s Period, So, 1.143 g Design Spectral Response Acceleration at. 1 s Period Spy 0.630 g In accordance with the USGS Design Maps, and assuming Site Class "D", the mean peak ground acceleration (PGAm) per USGS is 0.707 g. The stated PGAm is based on a 2% probability of exceedance in a 50 year span (see copies of the USGS Design Maps Detailed Report, Appendix D, herein). Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. FINDINGS Subsurface Soils As encountered in our test borings, the site is underlain by, fill and native materials as follows: Fill (Af) Fill soils were encountered in each of the borings to a depth of approximately 2'/z feet b.g. The fill soils consist generally of dark to medium brown, moist, loose to medium dense, silty sand. The expansion potential of the fill soils was judged to be very low (E.I. = 0) when exposed to an increase in moisture content. Hvdraulic-Native Sands (Qes). Paralic Deposits (Qoo) and Bedrock (Tm) Underlying the fill materials are hydraulic and native sands as encountered in each of the test borings (B-1 and CPT -1). The native sands consist generally of medium olive gray, moist to saturated, medium dense, non- cemented, fine- to medium -grained, micaceous sand and silty sand. The native sands are underlain by estuarine (Qes) and old paralic (Qop) deposits, which are underlain by Monterey Formation (Tm) bedrock consisting of medium dense to very dense, oxidized, fine to medium grained, moderately to well -cemented sand and siltstone to the maximum depths explored (50 ft b.g.). Proposed Residence225 East Bay Front. Newport Beach: CA Soils Repod Project No. ll 1011.1 March 29, 2017 8 Based on the geologic map (Figure 3) correlation with the on-site CPT probe advanced on February 23, 2017, bedrock of the Monterey Formation (Tm) was likely encountered approximately 25 feet below grade. Based on the laboratory results dated March 8, 2017, the site maximum dry density is 123.5 pcf at an optimum moisture content of 10.0 % (per ASTM D 1557) (the complete laboratory reports are presented in Appendix B, herein). LIQUEFACTION ANALYSIS (Per SP1 17A) Liquefaction of soils can be caused by strong vibratory motion in response to earthquakes. Both research and historical data indicate that loose, granular sandy soils are susceptible to liquefaction, while the stability of rock, gravels, clays, and silts are not significantly affected by vibratory motion. Liquefaction is generally known to occur only in saturated or near saturated granular soils. The site is underlain by fill/estuarine sands, old paralic deposits, and bedrock of the Monterey Formation. It is our understanding that the current City policy, has assigned a seismic settlement potential of one (1.0) inch in the upper ten feet, and three (3.0) inches for soil depths of ten to fifty feet. In the event settlement values exceed these threshold values, then additional analysis and/or additional mitigation is required. The CPT testing was performed in accordance with the "Standard Test Method for Performing Electronic Friction Cone and Piezocone Penetration Testing of Soils," (ASTM D5778-12, Reference "j°, herein). The seismically induced settlement for the proposed structure was evaluated based on the "Soil Liquefaction During Earthquakes" by I.M. Idriss and R.W. Boulanger, dated September 8, 2008. The analysis was provided by the 10 -feet deep 4 " diameter hand -auger boring, and a 50+ feet deep 1.7" diameter CPT probe advanced on February 23, 2017. The exploratory boring and probe locations are shown in the Plot Plan, Figure 2, herein. The soil borings were continuously logged by a certified engineering geologist of our firm. The computations and results of our Liquefaction Analysis, based on CPT blow counts of Boring CPT -1, are attached in Appendix E, herein. The seismically induced settlement analysis was evaluated based on methods published in the references Nos. "a" through "j" (see `Associated References", herein). The Proposed Residence/2725 East Bay Proof, Newport Beacly CA Soils Report Project No. 01011.1 March 29, 2017 9 GEOTECHNICAL RECOMMENDATIONS 225 EAST BAY FRONT NEWPORT BEACH, CA 92662 TEL 626.282.8450 DRAWING NUMBER: SHEET 5 OF 5 I 7.5' 3" DRN M � SW 8.2' 8 2' -- --,,� 8.18 FS _u I I OUTLET /'--1328' TW DIRT BRICK _ ---__ EROSION CONTROL NOTES DIRT- SW BLOCK WALL -v CHIMNEY GATE -'' ill (MINIMUM BMP REQUIREMENTS FOP. CONSTRUCTION ACTIVITIES --7.35 7.43 _/______________________________ - _--- \ 6.72 FS FOR ALL DEVELOPMENT H-6 W0.5 v 7.95' . 9 5 LN D G Ab , / // S W EG4 I�I EG1 GB - ,/ AV A T HEDGE 7 . 3 4 I FS-- v v v HEDGE \VI 1. IN CASE OF EMERGENCY, GALL OWNER AT 71. MU�TDBE RAINED ON-SITE AND MAY NOT BE HEDGE\ / HEDGE ----� --- ----- ------ �\ --------------------------------- ---- `--------------------.�I TRANSPORTED FROM THE SITE VIA SHEET FLOW, ------/------------------------------------------------- �\ , 2. ASTAND-BY GREW FOR EMERGENCY WORK ---------------------- --__.I ,J 7 SWALESAREA DRAINSNATURAL DRAINAGE L BE AVAILABLE AT ALL TIMES DURING THE O IWMI - c RAINY SEASON (OCTOBER 1 TO APRIL 15). 0< � z D NEGE55ARY MATERIALS SHALL BE AVAILABLE 12. J J- tD FS J -- J V - ON-51TE AND STOCKPILED AT CONVENIENT LOCA- cY'1 Z N -- PCC - SW - ,' (V ) FROM BEING TRANSPORTED ROM THE 517E BY o, 7.24' _ (y', EMERGENCY DEVICES WHEN RAIN 15 IMMINENT. TYP THE FORGES OF WIND OR WATER. 0O7.39' 3. ER05ION CONTROL DEVICES 5HOWN ON THI5 13. FS F S _S v WS v 7.43 48 MATERIALS MUST BE STORED IN AGCORDANGE ;ATV--\-EDISON1 \ THE BUILDING OFFICIAL IF THE GRADING OPERA- WITH THEIR LISTING AND ARE NOT CONTAMINATE / \ \ 7.5 FS C OUT 7.57 FS - �' 7.50' HEY THEY ARE NO LONGER REQUIRED. 7. 3'-J 4 L BE AVAILABLE AT ALL TIMES DURING THE O ----------------------------------------- - c RAINY SEASON (OCTOBER 1 TO APRIL 15). 0< � z D NEGE55ARY MATERIALS SHALL BE AVAILABLE 12. J J- tD FS J -- J V - ON-51TE AND STOCKPILED AT CONVENIENT LOCA- cY'1 Z N -- PCC - SW - ,' (V ) FROM BEING TRANSPORTED ROM THE 517E BY o, 7.24' _ (y', EMERGENCY DEVICES WHEN RAIN 15 IMMINENT. TYP THE FORGES OF WIND OR WATER. '----------------------------- 3. ER05ION CONTROL DEVICES 5HOWN ON THI5 13. FUELS, OILS, 501-VENT5, AND OTHER TOXIG I _S v WS v 7.43 48 MATERIALS MUST BE STORED IN AGCORDANGE I `_ WS \ THE BUILDING OFFICIAL IF THE GRADING OPERA- WITH THEIR LISTING AND ARE NOT CONTAMINATE / \ \ 7.5 FS C OUT 7.57 FS - �' 7.50' HEY THEY ARE NO LONGER REQUIRED. 7. 3'-J 4 5TORAOE CONTAINERS ARE TO BE PROTECTED \ \ 1 7.41' FS � Q FROM THE WEATHER. SPILLS MUST BE GLEANED END 6' WALL - ' FS UP IMMEDIATELY AND DI5P05ED OF IN A PROPER \ I zo MANNER. SPILLS MAY NOT BE WA5HED INTO THE y 51ON OF EACH WORKING DAY. ALL LOOSE SOILS BEG. 3' WALL EG1 1 \ AND DEBRIS THAT MAY CREATE A POTENTIAL 14. 4--i-------------� u --_-__-_ 2nd STORY BLDG LINE ---' 11 HAZARD TO OFF-SITE PROPERTY SHALL BE �W WASHED INTO THE PUBLIC WAY OR ANY OTHER 11\ STABILIZED OR REMOVED FROM THE SITE ON A DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE II I EG, II DAILY BASIS. TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY III \ 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM 7.50 FS - \ III ALL DEVICES WITHIN 24 HOURS AFTER EACH I II 1 II''/; EG3 ROOF HEIGHT -29.5" RAINSTORM AND BE DISPOSED OF PROPERLY. SINGLE STORY TO IN5PECT ALL EROSION CONTROL DEVISES AND III 6. A GUARD SHALL BE POSTED ON THE 517E WHEN- - BMP'5 ARE INSTALLED AND FUNCTIONING PROPER - I I ill G4RAGE W LIVING I I III =RAMS OR MORE OF PREDICTED PRECIPITATION, AND rrP 1 OR PUMPED DRY WITHIN 24 HOURS AFTER EAGH 7.37' i; ABOVE RAINSTORM. PUMPING AND DRAINING OF ALL &STUCCO BASINSI DEVICES MUST COMFI_Y w NTAINED AT THE PROJECT 51TE AT SHALL BE ID AVAILABLE FOR REVIEW BY HE TIMES I f FS --r ------ ��-���� ,RFA ANNAGE ALL DWELLING OPERATIONS. 7.51' FF -. I I I II T Q III ALL EXI5TIN6 IMPROVEMENTS w AVAILABLE UPON REQUE5T). REDUCE ER05ION DAMAGE AND CONTAIN V II16. 1 TYP I I TO BE PT O 11 DISCRETION OF THE FIELD ENGINEER. ADDITIONAL WA5TE5 MUST BE DEPOSITED INTO A COVERED O 1 11 DEVICES AS NEEDED SHALL BE INSTALLED TO PCC I I __----�- 1st FLOOR BLDG LINE A5 NOTED P.LEXCEWALL) 225 EP%ST BAY FRONT SITE. 11. SEDIMENTS AND OTHER MATERIALS MAY NOT BE II g Z 111 SURF. DRAWN BY TRACKED FROM THE SITE BY VEHICLE TRAFFIC. pdw MADE INOPERABLE BETWEEN NOVEMBER 1 AND 11/21/2011 THE CONSTRUCTION ENTRANCE ROADWAYS MUST REVISION APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE DATE I I 7.51' II APPROVAL OF THE BUILDING OFFICIAL. FROM BEING DEPOSITED INTO THE PUBLIC WAY. B III BEG. IRON FNC , ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP I II 9. I GFF IMMEDIATELY AND MAY NOT BE WASHED DOWN I II CONTROL DEVICES ARE TO BE MODIFIED, A5 H=2.5' 1 11 7.34 'F c NEEDED, A5 THE PROJECT PROBRE55E5. THE 18. =1. 7.52' FS ;> BAR ENCROACEIES 0.8' ,v 7.50 FS 1 11 THE RE5PON5161LITY OF THE FIELD ENGINEER. OF VEGETATION MUST BE STABILIZED 50 A5 TO - 1 1 11 ' INHIBIT EROSION BY WIND AND WATER. \ \ 7.46 FS -� \ 1 11 \ THE BUILDING OFFICIAL, c'B 1- GM -2 I ' 10. -7.74 20. v \ Imo'' THE DISCHARGE OF NON -STORM WATER FROM DEEMED NECESSARY BY CITY INSPECTORS. _ ' ------ _ L-_ --___---, r 7.55' FS /' FF AV vv I I v \\STAIRS UPJ - 7.47 �M-2 \ \ MB -- 02nd STORY - 17.58' 1 SW 7.46' SW - v i I DS Iv I v- - -------------- iv --------- -- - - - - --- - - - - --- \- - - - - ---- - - - - -\ _ `WS TYP CHIMNEY --- J - - M Y T\ �_ 0 PGG SW ) �1) ---OR 7 - _ - - - - N -SHALL BE AVAILABLE AT ALL TIMES DURING THE O COURSES, OR WIND. - c RAINY SEASON (OCTOBER 1 TO APRIL 15). 0< � z D NEGE55ARY MATERIALS SHALL BE AVAILABLE 12. STOCKPILES OF EARTH AND OTHER CONSTRUG- UI -_ \ ON-51TE AND STOCKPILED AT CONVENIENT LOCA- cY'1 Z N TION RELATED MATERIALS MUST BE PROTECTED C TIONS TO FACILITATE RAPID CONSTRUCTION OF z FROM BEING TRANSPORTED ROM THE 517E BY o, f EMERGENCY DEVICES WHEN RAIN 15 IMMINENT. Z THE FORGES OF WIND OR WATER. c Z N L N 3. ER05ION CONTROL DEVICES 5HOWN ON THI5 13. FUELS, OILS, 501-VENT5, AND OTHER TOXIG I \ PLAN MAY BE REMOVED WHEN APPROVED BY F� MATERIALS MUST BE STORED IN AGCORDANGE - I \ THE BUILDING OFFICIAL IF THE GRADING OPERA- WITH THEIR LISTING AND ARE NOT CONTAMINATE / \ \ TION HAS PRO6RE55ED TO THE POINT WHERE THE SOILS AND 5URFAGE INATER5. ALL APPROVED IT HEY THEY ARE NO LONGER REQUIRED. 5TORAOE CONTAINERS ARE TO BE PROTECTED \ \ 1 \ 4. GRADED AREAS ADJACENT TO FILL SLOPES � Q FROM THE WEATHER. SPILLS MUST BE GLEANED LOCATED AT THE SITE PERIMETER MUST DRAIN UP IMMEDIATELY AND DI5P05ED OF IN A PROPER \ AWAY FROM THE TOP OF SLOPE AT THE GONGLU- zo MANNER. SPILLS MAY NOT BE WA5HED INTO THE y 51ON OF EACH WORKING DAY. ALL LOOSE SOILS DRAINAGE SYSTEM. EG1 1 \ AND DEBRIS THAT MAY CREATE A POTENTIAL 14. EXCESS OR WASTE CONCRETE MAY NOT BE HAZARD TO OFF-SITE PROPERTY SHALL BE �W WASHED INTO THE PUBLIC WAY OR ANY OTHER 11\ STABILIZED OR REMOVED FROM THE SITE ON A DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE DAILY BASIS. TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY III \ 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM CAN BE DISPOSED OF AS SOLID WA5TE. \ III ALL DEVICES WITHIN 24 HOURS AFTER EACH 15. DEVELOPER5/CONTRACTORS ARE RESPONSIBLE RAINSTORM AND BE DISPOSED OF PROPERLY. /w TO IN5PECT ALL EROSION CONTROL DEVISES AND III 6. A GUARD SHALL BE POSTED ON THE 517E WHEN- BMP'5 ARE INSTALLED AND FUNCTIONING PROPER - I I EVER EVER THE DEPTH OF WATER IN ANY DEVICE LY IF THERE 15 A 40% CHANGE OF QUARTER INCH I III EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR MORE OF PREDICTED PRECIPITATION, AND I I OR PUMPED DRY WITHIN 24 HOURS AFTER EAGH AFTER ACTUAL PRECIPITATION. A CON5TRUCTION I II / RAINSTORM. PUMPING AND DRAINING OF ALL 51TE INSPECTION CHECKLIST AND INSPECTION LOS BASINSI DEVICES MUST COMFI_Y w NTAINED AT THE PROJECT 51TE AT SHALL BE ID AVAILABLE FOR REVIEW BY HE TIMES I f THE APPROPRIATE BM FOR DEWATERING ANNAGE ALL O I' IIS OPERATIONS. v BUILDING OFFICIAL (COPIES OF THE SELF-INSPEC- TION CHECKLIST AND INSPECTION LOSS ARE I II T Q III THE PLACEMENT OF ADDITIONAL DEVICES TO w AVAILABLE UPON REQUE5T). REDUCE ER05ION DAMAGE AND CONTAIN II16. POLLUTANTS WITHIN THE SITE IS LEFT TO THE TRASH AND GON5TRUGTION RELATED 50LID O 11 DISCRETION OF THE FIELD ENGINEER. ADDITIONAL WA5TE5 MUST BE DEPOSITED INTO A COVERED O 1 11 DEVICES AS NEEDED SHALL BE INSTALLED TO RECEPTACLE TO PREVENT CONTAMINATION OF III RETAIN SEDIMENTS AND OTHER POLLUTANTS ON RAINWATER AND DISPERSAL BY WIND. SITE. 11. SEDIMENTS AND OTHER MATERIALS MAY NOT BE II g Z 111 DE5ILTING BASINS MAY NOT BE REMOVED OR DRAWN BY TRACKED FROM THE SITE BY VEHICLE TRAFFIC. pdw MADE INOPERABLE BETWEEN NOVEMBER 1 AND 11/21/2011 THE CONSTRUCTION ENTRANCE ROADWAYS MUST REVISION APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE DATE BE STABILIZED 50 AS TO INHIBIT SEDIMENTS II APPROVAL OF THE BUILDING OFFICIAL. FROM BEING DEPOSITED INTO THE PUBLIC WAY. B III ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP I II 9. STORM WATER POLLUTION AND EROSION IMMEDIATELY AND MAY NOT BE WASHED DOWN I II CONTROL DEVICES ARE TO BE MODIFIED, A5 BY RAIN OR OTHER MEANS. 1 11 7.34 'F c NEEDED, A5 THE PROJECT PROBRE55E5. THE 18. ANY SLOPES WITH DISTURBED 5011-5 OR DENUDED J III DESIGN AND PLACEMENT OF THESE DEVICES 15 1 11 THE RE5PON5161LITY OF THE FIELD ENGINEER. OF VEGETATION MUST BE STABILIZED 50 A5 TO - 1 1 11 PLANS REPRESENTING GHAN6E5 MUST BE INHIBIT EROSION BY WIND AND WATER. \ 1 11 SUBMITTED FOR APPROVAL IF RE0UE5TED BY 19. HOME OWNER TO ROUTINELY GLEAN ALL CATCH \ 1 11 \ THE BUILDING OFFICIAL, BASINS AND DRAIN LINES OF DEBRIS. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS \ Imo'' THE DISCHARGE OF NON -STORM WATER FROM DEEMED NECESSARY BY CITY INSPECTORS. III THE PROJECT 51TE AT ALL TIMES. LIJ �I II Q1-9 u �I II -------------------- --- 7.38 \ t �.________ T �__�\ __-- -fir_-- / / ' Iv wlll \ v v` 7.49' SW t �-----------, MB �Q IIS l� - , PCC SW \\\ -------- ____PCC SW- % CHIMNEY ,� GB 7.44 - ---`-----= FT' i ---`------------- 7.52 SW------ -- ---- '----------------------- J/- I -------- -------------------111 FS r\----�----------- -I---------�\T ------T--- -- 7- 7------ ------ -- II GRADING: / \ 1 �------------------------ OVEREXGAVATION EM 7.44' SW °� DIRT , i / > OUT = 175 GY ', ! --7.35 1 7.49 SW 7.43 SW 7.46 , 7 3 9 allANTITY OF OVEREXGAVA ION = 350 GY FS FILL= 1-15 OY DRN INLET 0.5 X 0.5 �S FS BEG. IRON FNC END IRON FNC 7.09 FS ---- 7 5, I I VLT-GM-2 H-23' I.P.- ' ,i - I ISG �IUKY bLUv LINL MASONARY WALL, ---- BMP FACTS HEFT ALLEY �\ 7.50' FF EROSION CONTROL PLAN V4" = l'-0" H=2.4' W=02' \ III NM -1 MATERIAL DELIVERY AND STORAGE R R ALLEY LIMIT OF OVEREXGAVATION (E) GROUND SURFACE (E) i -1.30 (NAVD88) - - - - - L 1 -ONTROLLED COMPACTED FILL (E) SOILS SECTION A -A FF = 9.00 (NAVD88) (N) BUILDING CONTROLLED COMPACTED FILL (E) 5011-5 SECTION B -B U � z QV u_ LIMIT OF OVEREXGAVATION (E) GROUND / 5URFAGE 7 =MAIN AGE 5TREET (E) i 1.40 (NAVD88) 5TREET/ALLEY SEE PLAN I PROPERTY LINE GRAVEL OVER FILTER FABRIC 9b 9 W 9b I BUILDING LINE I I 9b�o r �\l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i BUILDING PAD AREA SHALL BE OVEREXCAVATED AT LEAST 2'-6" BELOW EXI5TIN6 GRADE OR AT LEAST 2'-6" BELOW EXI5TIN6 GRADE OR A MINIMUM OF ONE FOOT BELOW PROP05ED FOUNDATION. SEE PLAN FOR LIMIT OF OVEREXCAVATION. EROSION & SEDIMENT CONTROL CONSTRUCTION NOTES ALL 5MP'5 SHALL BE IN AGGORDANGE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT WWW.GABMPHANDBOOK5.COM EGi CONSTRUCT GRAVEL BAG ERO51ON CONTROL ALONG PROPERTY LINES EXCEPT DRIVEWAY APPROACHES. THE SAND BAGS SHOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET # 5E-8. EG2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET # NM - CONSTRUCT MATERIALS 5TORAGE AREA IN ACCORDANCE WITH BMP FACTS SHEET # NM -1. EG4 EX15TINO WALL TO REMAIN. PROTECT IN PLACE. b. O z - c U 0< � z U - c� U�ou LLJ a -.o. � U z cY'1 Z N U Z cl� u Z z o o, f Z 0 Z c Z N L N < (V LASED ARCy v N HARRiSTF�T F� CONTROLLED COMPACTED FILL (E) 5011-5 SECTION B -B U � z QV u_ LIMIT OF OVEREXGAVATION (E) GROUND / 5URFAGE 7 =MAIN AGE 5TREET (E) i 1.40 (NAVD88) 5TREET/ALLEY SEE PLAN I PROPERTY LINE GRAVEL OVER FILTER FABRIC 9b 9 W 9b I BUILDING LINE I I 9b�o r �\l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i BUILDING PAD AREA SHALL BE OVEREXCAVATED AT LEAST 2'-6" BELOW EXI5TIN6 GRADE OR AT LEAST 2'-6" BELOW EXI5TIN6 GRADE OR A MINIMUM OF ONE FOOT BELOW PROP05ED FOUNDATION. SEE PLAN FOR LIMIT OF OVEREXCAVATION. EROSION & SEDIMENT CONTROL CONSTRUCTION NOTES ALL 5MP'5 SHALL BE IN AGGORDANGE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT WWW.GABMPHANDBOOK5.COM EGi CONSTRUCT GRAVEL BAG ERO51ON CONTROL ALONG PROPERTY LINES EXCEPT DRIVEWAY APPROACHES. THE SAND BAGS SHOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET # 5E-8. EG2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET # NM - CONSTRUCT MATERIALS 5TORAGE AREA IN ACCORDANCE WITH BMP FACTS SHEET # NM -1. EG4 EX15TINO WALL TO REMAIN. PROTECT IN PLACE. N M O z - c U 0< � z U - c� U�ou LLJ Q ~ = � U z cY'1 Z N U Z cl� u t z o z Q Z 0 Z c Z N L N < LASED ARCy v N HARRiSTF�T F� O Z * No. C 6947 �rFOF ca��Fo� IAN J.N. HARR150N, ARCHITECT hereby expressly reserves its common law co%lcht and other proper tq 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 partyy, without the express written permission and consent oP IAN JX HARRI50N, ARCHITECT. LO I� � Q �L zo z �W w U /w N z O O w v w O V JOB # GARRETT DRAWN BY pdw PLOT DATE 11/21/2011 0 REVISION BY DATE CPPP 6.95' FL - 7.29' FS 7.05' 7.21' FS 7.29' FS FS 7.32' FS 7.35' GFF VLT-SBC BRICK FD. LD.,TK. & TAG L.S. 4599 SURF, ON 1.00' 0/S ON P.L. PROD. PER R.S.B. 186/22 7 97, EL.=7.22' 7.60' PCC ALLEY FS FS 3" DRN cq'�gcF 7.20' 7 �FL95 �7s OUTLET FS - FD. LD., TK. & TAG L.S. 4599 ON 1.00' 0/S ON P.L. PROD, PER R.S.B. 186/22 EL.=7,39' 7.64 TS 7.54' FS 7.56' FS 7.25' FS 7.49' FS CLN OUT CLN OUT 7.47' FS BENCHMARK BM NB3-13-70 ELEV,=7.735' NAVD88 FD. ALUM, BM DISK STAMPED "NB3-13-70', SET IN TOP OF A CONC. SEAWALL. MON, IS LOCATED IN THE NW COR, OF THE INT, OF PARK AVE, & THE GRAND CANAL, ALONG THE NW'LY SIDE OF THE GRAND CANAL AND 23' WILY OF THE CL OF PARK AVE, MON. IS SET DN. 0.5' FROM TOP OF SEAWALL, I 7.01' FL I 7. 9' FS 7.40' S VLT-CA V VLT-EDISON 7.04' ® 7.37' FS �V, 7.24' FS 7.41' FS i 2nd STORY FS + y GARAGE 7,5' AREA ABOVE z SB 7.51' w GFF PCC PATIO 0 4 -GM-2 0 0 CD WALL H=2.5' 7.37' FS w SWC o PCC ' SURF. 6.72' FS 'I HEDGE r 7 S' SB STAIRS TO 2nd bd c FL 7.44" FS 7.39' FS PCCIALLEY 7-5 7 � 7.05' b FL 7.34' FS -- LEGAL DESCRIPTION 7.94' LNDG -7.97' FS BRICK 13.28' TW SW m 7.35' 7.43' //_ SW uc-nnr GB PCC --WS 7.43' �- FS 7.41' FS i 2nd STORY BLDG LINE ROOF HEIGHT=29.5 GARAGE W LIVING AREA ABOVE - 1st FLOOR BLDG LINE 7.51' / GFF PCC PATIO 7.52' FS -GM-2 MASONARY 2 STORY SFD SLAB ON GRADE CONST. 227 EAST BAY FRONT 8.2 BRICK 8.2 DIRT SW DIRT HEDGE _ 0°02'58'E 84,98' 7.48' CLN OUT BLOCK WALL H=6W=0.5' 7.57' FS 8.38' FS BLDG HEIGHT=35.7' MASONARY WALL -� H=3' W=0.3' 8.70' FF \ \ 8.32' FS .- IEY _f GATE _DGF 7.34' FS 8.22' FS _ 6.71' FS 6.70' FS 9.63' TW 9.62' TW > / PCC PATIO MASONARY WALL H=2.5' �\ 8.18' FSm SWC 6.72' FS 'I HEDGE PCC SW y Z 4 ai WS-� T-. DS 7.50'%7.43' END 6' WALL �/ FS 7.29' BEG. 3' WALL 7.50' FS SINGLE STORY FRAME & STUCCO DWELLING 7.51' FF 225 EAST BAY FRONT BEG, IRON FNC - H=2.5' T BAR I ENCROACHES 0,8'-\7.50 FS- 7.41 FS _} --7.74' F 7.55' FS a7.47' EM -2 FFI FS 7.58' SW r 7.40' SW N60°02'33'E 84.98' PCC SW JVYr L)lr FS \� DRN INLET 0.5' X 0.5 BEG. IRON FNC VLT-GM-2 H=2.3' 1st STORY BLDG LINE -- 7.50' FF 7.47' FS 7.36' FS BLDG HEIGHT=26.5' 7.36' GFF 7.30' FS GARAGE W/LIVING AREA ABOVE LOT 22, BLOCK 5, SECTION FIVE, BALBOA ISLAND IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS SHOWN ON A MAP RECORDED IN BOOK 8, PAGE 9 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, 2'33'E 84,98' 7.49' SW _' 2" D. I.P.-6'H 7.46' P.L. PCC SW - 7.43' SW END IRON FNC 223 EAST BAY FRONT SINGLE STORY FRAME & STUCCO DWELLING MB CHIMNL PCC SW w J J 7.46' -� �7 �f FS � jJ 7.09' FS MASONARY WALL l - H=2.4' W=0.3' 8.55' FF 6.97' N ��n 5.0' r SB z z w w 0 0 0 0 nDo 0 n o*0 0 O<zo % v Xz£ £ D MG) no 0 o �D 7.34' 7.48' 5.8' SB 35' SW GB 6.69' BOW S PCC PATIO MASONARY W H=2.5' OWNERSI GARRETT INVESTMENT GROUP, LLC ADDRESSi 225 E. BAY FRONT BALBOA ISLAND, CA, 92662 A.P.N. 050-193-22 66' TW r- T2 5' FS ELECTRIC RECEPT 7.23' PATIO 6.71' BW rn D W -a tz D PCC SW 6.75' FS 7.79' TW 6.91' TW 6.58' SW -- PCC SEAWALL FD. LD.,TK. & TAG /f- L.S. 4599 ON 6.00' 0 S ON P.L. PROD. P R RSB 186/22 EL.=6,67' - 7.77' TW - 6.88' TW - 6.62' SW 6.72' BW END MASONARY WALL H=2.4' 6.77' FS 7.75' TW 6.92' TW -6.55' SW - BEG. MASONARY WALL H=2.4' W= 0.3' - 6.46' GRATE DRN INLET - END IRON FNC 7.82' TW 6.96' TW 6.51' SW PCC SEAWALL FD. LD.,TK. & TAG L.S, 4599 ON 6,06' <6,00'> 0 S ON P.L. PROD. P R RSB 186/22 EL,=6,68' 7.79' TW 6.92' TW 6.56' SW SURVEYED BY LOREN K, TOOMEY, P.L.S. 24791 BELGREEN PL, LAKE FOREST, CA, 92630 DATE OF SURVEYi SEPTEMBER 2015 DRAWN BY LKT TOPO SHEET 1 OF 1 LEGEND SW -SIDEWALK TW -TOP OF WALL EM -ELECTRIC METER WM-WATER METER GM -GAS METER FL-FLOWLINE FS -FINISHED SURFACE GFF-GARAGE FINISHED SURFACE CLNOUT-SEWER CLEANOUT WS -WATER SERVICE LNDG-LANDING PCC -CONCRETE P,L.-PROPERTY LINE VLT-UTILITY VAULT DRN-DRAIN FNC-FENCE SFD-SINGLE FAMILY DWELLING SB -SETBACK DS -DOWNSPOUT H -HEIGHT W -WIDTH D=DIAMETER I,P.-IRON PIPE I I INDICATES RECORD DATA PER R,S,B. 226/25 < > INDICATES RECORD DATA PER R,S.B, 186/22 + BASIS OF BEARINGS THE BEARING OF N30°00'00'W ON THE SW'LY LINE OF LOTS 23-25, BLOCK 5, SECTION 5, BALBOA ISLAND, M,M, BK. 8, PG. 9, RECORDS OF ORANGE COUNTY 17 225EBF.DWG 24 a 0 O N 12'-4" 1 T---- I � 29 I i I 29 I I k nL _ _ _ _ _ I � I I O UNFINISHED ' ATTIC a I 30 I O n I T I I -------------- F2 --------- 2 I I WH 10 16 13 I SI -I ER ❑ AC AC AC 1 5 WELL O Q BA 3 1 O j O VEX -0 -TE) TIL 9 I � E5R-1"15'1 F !F !F ! :lF:: f !F !F ! lF:f !F !F /F !F'. IF: IF !F /F !F"'. ✓F _ _ _ _ _ �V \ I , 10 EL A R 3'-0, ---------- \ /y\-/- ---- --- -- -- - P 'OL0FI` \\ 0\tt ' DN r \ I X �'I i _ Y ROOF DECK DEX-O-TEX E5R-1151 HB I SKLIGHT I I I I 29 I I I I SKLIGHT ---1 I I I I I FUTURE 5PA LOGATION r. O THIRD FLOOR PLAN 1/4�) = r_0" 4 in Ell M � = N 17 � -- =� LOGGIA I'7\ DEX-O-TEX 'u ESR -1757 i I I I I I I I I I _ 1 LL Q ~ VD ROOF DECK DEX-O-TEX E5R-1151 HB I SKLIGHT I I I I 29 I I I I SKLIGHT ---1 I I I I I FUTURE 5PA LOGATION r. O THIRD FLOOR PLAN 1/4�) = r_0" 4 in Ell Q 0 v 1n FIRST FLOOR PLAN WALL LEGEND 2X4 @ 16" O.G. vv fr.fr:: v fr fr f :fr::n 2X6 @ 16" O.G. 2X8 @ 16" O.G. 3X4 @ 16" O.G. 2X3 @ 16" O.C.'— 42" HIGH GUARDRAIL 1 -HOUR HALL ib AD1 NALL5 < 3'-0" TO PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION PROVIDE FIRE BLOCK5 AND DRAFT 5TOP5 AT 10'-0" O.G. (8'-0" O.G. AT RATED WALL5) KEYNOTES 1 5/8" TYPE X 6YSUM BOARD ALL NALL5, GEILIN65, BEAMS, P05T5 AND COLUMNS, SMOOTH FINISH TYPICAL A7 GARAGE 2❑ TANKLE55 WATER HEATER 3❑ COMBU5TION AIR VENT5 15 ® 1 -HOUR RATED SHAFT AD, 4 PROVIDE 5/8" TYPE'X' GYP. BD. ON WAL1-5 AND CEILING OF ENCLOSED USEABLE 5PAGE UNDER 5TAIR5 © DRYER VENT, LENGTH NOT TO EXCEED 14'-0" 42" WIDE FIREBOX DIRECT VENT METAL FIREPLACE. DE5A ICG# E5R-2542. EXTERIOR COM5U5TION AIR DUGT5 SHALL BE L15TED COMPONENTS OF THE FIREPLACE, AND INSTALLED PER FIREPLACE MANUFA6TURER'5 IN5TRUGTION5. PROVIDE 2" CLEARANCE TO GOMBU5TIBLE5 AT FIREPLACE OPENING ® TILE HEARTH. MIN. 2" THICK LINE OF WALL ABOVE 10 WATER 5OFTENER 11 5OFFIT 12 42" HIGH GUARDRAIL 13 WATER GL05ET TO BE MIN. 30" WIDE WITH13 MIN. 24" CLEAR IN FRONT OF TOILET, ttP. A02 14 5HATTER-PROOF ENGLO5URE 15 CERAMIC TILE WALL5 TO 8'-0" OVER PLA5TER, TYR 16 MIN. 30" X 50" ATTIC AGGE55 17 ROOF DRAIN W/ OVERFLOW 14 AD1 18 METAL CHIMNEY FLUE 19 45" HIGH COUNTER 20 WINDOW SEAT. 18" ABOVE FIN15H FLOOR 21 16X8 SMART VENT WITHIN 12" OF ADJ. GRADE MODEL: 1540-520 E5R-2014 22 CONCRETE FILLED BOLLARD 23 LINE OF ROOF OVERHANG ABOVE 24 5LOPE TO DRAIN, 1/4:12 MIN. 25 36" WIDE FIREBOX METAL FIREPLACE 5TAIINLE55 STEEL IGGtt ER -3501. DESA GAS ONLY - DIRECT VENT 26 5HOAER HEAD AND DRAIN A/ FOOT SHOWER V CURB SURROUND 2l GLOSET SY5TEM 2b LAUNDRY BOX, PAN AND DRAIN 29 ROOF BELOW 30 NOT TO CONTAIN ANY IN5ULATION, DRYWALL, OR 51MILAR INTERIOR FINI5HIN6 MATERIAL OR AIR RE615TER5 OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN 15 REQUIRED BY CODE. NO GYPGRETE M � = N Z =� H 'u o LL Q ~ VD Z Z L ,✓ o' - 5 C 3 z 0 N z - Nag, �NSED ARC/,/ v N. HARRST�� Q� \ O Z 12 * No. C 6947 6-4" ST9rFOF ca��f���e � not reproduced copied or changed any whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o IAN J.N. HARRIEON, AR6HITEbi. m o !. - -------- , I� - ----- - -- --I rR DN O — _WINDOW - _— 5EAT /w N 110 BALCONY DEX-O-TEX O O O ESR -1757 P LL coV ro v 12 [jr) J fw F HB F m )OB # F k � pdw PLOT DATE 11/21/2011 REVISION BY DATE 12 O GUEST BEDROOM A 1 WOOD f E GUEST BATH TILE 4'-2" 5'-6" 3'-0" k S A R F H -- - -- 4 1 F - AS H W 0_L_OE 14 15 BATH 2 WOOD TILE _T _=S r✓�f O.- ../I...F!! :E"'. - EL- A4_ R -O- -- AG5O IIIII� F F 16R@T% F DN 15T@10'Y2" - F A5 o BEDROOM 3 F iv WOOD F F OO F F E F Lill I- 0 13T@101�" F O OO O N � HB I Y 24 = n BALCONY ry DEX-O-TEX 17 o 12 BEDROOM 2 1a 11 E5R 1 _1TSl 1/71 I- v D A5 � I I O4'_1" 4'_1 t CLOSET ✓ !F !F lF .lF /F !F !FF <!F !F /F lF.IF: IF !F �!. WOOD 'F °' 13 2'-0" 12 i O 14 11 � 11 (3o +r111 4'ED O -101--11 Z MASTER 2a BATH 0 si- W R TILE MASTER BEDROOM a 01 14 15 0 WOOD A5 � U z/ I 11 I O 12 16 HE — BALCONY `r � DEX-O-TEX I E5R-1757 24 1� i � v I o v 2'-4" p \ 1n A B A4 4 14'-2" SECOND FLOOR PLAN VIV) = rw Q 0 v 1n FIRST FLOOR PLAN WALL LEGEND 2X4 @ 16" O.G. vv fr.fr:: v fr fr f :fr::n 2X6 @ 16" O.G. 2X8 @ 16" O.G. 3X4 @ 16" O.G. 2X3 @ 16" O.C.'— 42" HIGH GUARDRAIL 1 -HOUR HALL ib AD1 NALL5 < 3'-0" TO PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION PROVIDE FIRE BLOCK5 AND DRAFT 5TOP5 AT 10'-0" O.G. (8'-0" O.G. AT RATED WALL5) KEYNOTES 1 5/8" TYPE X 6YSUM BOARD ALL NALL5, GEILIN65, BEAMS, P05T5 AND COLUMNS, SMOOTH FINISH TYPICAL A7 GARAGE 2❑ TANKLE55 WATER HEATER 3❑ COMBU5TION AIR VENT5 15 ® 1 -HOUR RATED SHAFT AD, 4 PROVIDE 5/8" TYPE'X' GYP. BD. ON WAL1-5 AND CEILING OF ENCLOSED USEABLE 5PAGE UNDER 5TAIR5 © DRYER VENT, LENGTH NOT TO EXCEED 14'-0" 42" WIDE FIREBOX DIRECT VENT METAL FIREPLACE. DE5A ICG# E5R-2542. EXTERIOR COM5U5TION AIR DUGT5 SHALL BE L15TED COMPONENTS OF THE FIREPLACE, AND INSTALLED PER FIREPLACE MANUFA6TURER'5 IN5TRUGTION5. PROVIDE 2" CLEARANCE TO GOMBU5TIBLE5 AT FIREPLACE OPENING ® TILE HEARTH. MIN. 2" THICK LINE OF WALL ABOVE 10 WATER 5OFTENER 11 5OFFIT 12 42" HIGH GUARDRAIL 13 WATER GL05ET TO BE MIN. 30" WIDE WITH13 MIN. 24" CLEAR IN FRONT OF TOILET, ttP. A02 14 5HATTER-PROOF ENGLO5URE 15 CERAMIC TILE WALL5 TO 8'-0" OVER PLA5TER, TYR 16 MIN. 30" X 50" ATTIC AGGE55 17 ROOF DRAIN W/ OVERFLOW 14 AD1 18 METAL CHIMNEY FLUE 19 45" HIGH COUNTER 20 WINDOW SEAT. 18" ABOVE FIN15H FLOOR 21 16X8 SMART VENT WITHIN 12" OF ADJ. GRADE MODEL: 1540-520 E5R-2014 22 CONCRETE FILLED BOLLARD 23 LINE OF ROOF OVERHANG ABOVE 24 5LOPE TO DRAIN, 1/4:12 MIN. 25 36" WIDE FIREBOX METAL FIREPLACE 5TAIINLE55 STEEL IGGtt ER -3501. DESA GAS ONLY - DIRECT VENT 26 5HOAER HEAD AND DRAIN A/ FOOT SHOWER V CURB SURROUND 2l GLOSET SY5TEM 2b LAUNDRY BOX, PAN AND DRAIN 29 ROOF BELOW 30 NOT TO CONTAIN ANY IN5ULATION, DRYWALL, OR 51MILAR INTERIOR FINI5HIN6 MATERIAL OR AIR RE615TER5 OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN 15 REQUIRED BY CODE. NO GYPGRETE M � = N Z =� H 'u o LL Q ~ VD Z Z L ,✓ o' z 5 C 3 z 0 N z - Nag, �NSED ARC/,/ v N. HARRST�� Q� \ O Z * No. C 6947 ST9rFOF ca��f���e IAN J.N HARRISON, ARCHITECT hereby expressly reserves its common law cop right a other property rights in these are. These pluans are to be in form not reproduced copied or changed any whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o IAN J.N. HARRIEON, AR6HITEbi. z O /w N 110 O O LL coV Q [jr) J fw N m )OB # 6ARRETT DRAWN BY pdw PLOT DATE 11/21/2011 REVISION BY DATE A 1 DOOR SCHEDULE Mark Qty Size Thick Type Glazing* U -Value SGHC Remarks >� o'u Q ~ = u ENTRY DUAL G U L GLA55 TOP O 1 3'-6" X 6-0" 13/4" DUTCH TEMPERED 0.500 0.500 PANEL @ BOTTOM ACCORDIAN DUAL OZ Ar No. C 6947 O 1 6'-0" X 8'-0" not reproduced, copied or changed m any whatsoever, nor are they to be assigned to a third party, without the express wntten permission and consent o 2 PANEL TEMPERED 0.500 0.500 Q 6ARA6E OVERHEAD DUAL x O 1 16'-0" X 7-0" 13/4" 5 SECTION TEMPERED 0.500 0.500 AUTO GARAGE DOOR OPENER r� ISI O z ACCORDIAN DUAL ® 1 15'-0" X V-0" 5 PANEL TEMPERED 0.500 0.500 /w FLAT PANEL 20 MIN. RATED, TIGHT FIT, O 1 2'-10" X 6-6, 13/4" 50LID CORE 5ELF-CL051NG, 5ELF-LATCHIN6 O FLAT PANEL © 3 2'-6" X 6-6" 13/4" 50LID CORE FLAT PANEL w O 1 2'-4" X 6-0" 13/4" 50LID CORE N POCKET DUAL ® 2 2'-8" X 6'-8" 13/4" 6LA55 TEMPERED 0.500 0.500 pdw PLOT DATE 11/14/2011 FLAT PANEL BY DATE ® 5 2'-4" X 6-6" 13/4" 50LID CORE FLAT PANEL A2 1 3 3'-0" X 6-8" 13/4" 50LID CORE SLIDER R UAL 11 1 6'-0" X 6'-8" 13/4" TED FRED 0.500 0.500 OBSCURE WHITE 6LA55 51NGLE 12 1 2'-10" X 6-6' 13/4" 3 PANEL TEMPERED OBSCURE WHITE 6LA55 51NGLE 13 3 2-6" X 6-8" 13/4" 3 PANEL TEMPERED FLAT PANEL 14 2 2'-4" X 6-0" 13/4" 50LID CORE rj DUTCH GLASS TOP DUAL 1 1 2'-6" X 6-0" FLAT PANEL BOTTOM TEMPERED 0.500 0.500 SLIDER 3 TRACK DUAL 16 1 9'-0" X 6-0" XXO TEMPERED 0.500 0.500 1 1 3'-0" X 8'-0" FIXED DUAL 0.500 0.500 MATCH DOOR 16 TEMPERED SLIDER POCKET 18 1 5'-0" X 6'-6" 13/4" PAIR 1 q 1 5'-0" X 6'-6" BI-PA55 SLIDER UAL 1 101-01, X 6-a" OXXO TED ERED 0.500 0.500 * SAFETY GLAZING TO BE ETCH MARKED (TYP.) • DOORS ARE SIMP50N 3 FLAT PANEL MDF WITH 5OUARE 5TICKING, TYP. U.N.O. WINDOW SCHEDULE Mark Qty Size Sash Type Glazing* He ght U -Value SHGC Remarks ® 1 2'-6" ROUND SINGLE FIXED DUAL 8'-1" 0.500 0.500 C5MT/FIX/C5MT DUAL © 1 8'-0" X 5'-0" TRIPLE 2-074'-072-0" /2-0" TEMPERED 8'-1" 0.500 0.500 © 2 2'-6" X 1'-4" SINGLE AWNING DUAL t 4'-6" 0.500 0.500 O1 2'-0" X 4'-0" SINGLE CASEMENT DUAL 8'-1" 0.500 0.500 O2 2-4" X 3'-6" SINGLE CASEMENT DUAL 6'-9" 0.500 0.500 DUAL O 2 5-0" X 4'-6" PAIR CASEMENT TEMPERED 0.500 0.500 DUAL O 2 2-4" X 2-4" SINGLE AWNING TEMPERED 6'-9" 0.500 0.500 O1 2'-O" X 3'-0" SINGLE CASEMENT DUAL 111 0.500 0.500 O1 2'-6" X 5-0" SINGLE CASEMENT DUAL 8'-1" 0.500 0.500 DUAL O 1 2-472-10" X 5-0" CORNER FIXED TEMPERED 8'-1" 0.500 0.500 DUAL © 2 2-6" X 2'-6" SINGLE CASEMENT TEMPERED 8'-1" 0.500 0.500 O1 2'-6" X 2-6" SINGLE CASEMENT DUAL 8'-1" 0.500 0.500 VERIFY E6RE55 O 3 2'-6" X 4'-0" SINGLE CASEMENT DUAL 6'-9" 0.500 0.500 NOTE 2 VERIFY E6RE55 © 2 5-0" X 4'-0" PAIR CASEMENT DUAL 111 0.500 0.500 NOTE 2 DUAL ® 2 2-6" X 2'-6" SINGLE CASEMENT TEMPERED 6'-9" 0.500 0.500 ® 3 2-4" X 4'-0" SINGLE CASEMENT DUAL 111 0.500 0.500 DUAL O 1 2'-5"/2'-8" X 4'-0" CORNER FIXED TEMPERED 6'-9" 0.500 0.500 O4 2'-6" X 2-6" SINGLE FIXED DUAL 0.500 0.500 DUAL ACRAL16HT O 1 2'-6" X 2'-5" SKYLIGHT OPERABLE LAMINATED 0.500 0.430 E5R-2415 DUAL ACRAL16HT O 2 2'-6" X 4'-0" 5KYLI6HT OPERABLE LAMINATED 0.500 0.430 E5R-2415 ' SAFETY 6LA55 TO BE ETCH MARKED (TYP) 3. SAFETY GLAZING TO BE ETCH MARKED, TYPICAL GLAZING U -VALUE AT 5INGLE GLAZING: 0.92 1. GLAZING MUST BE SAFETY GLAZING WITHIN 24" OF THE DOOR GLAZING U -VALUE AT DUAL GLAZING: 0.30 AND LE55 THAN 15" ABOVE THE lN1ALKIN6 SURFACE. 4. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT 2. SILL HEI6HT5 IN 5LEEPING ROOMS SHALL NOT EXCEED 44" LABELS. ABOVE THE FLOOR AND HAVE AN OPENABLE AREA OF AT LEAST 51 5F WITH AN OPENABLE WIDTH OF 20" AND HEIGHT OF 24" CLEAR. L--- L--- L-- - - L --- r r 4 ROOF PLAN V411 = 11-01, KEYNOTES LAMARITE SLATE 5HIN6LE5 ICC# E5R-1841, GLA55 'A' A55EMBLY QCHIMNEY TO BE 7-0" ABOVE ROOF WITHIN 10'-0" WITH SPARK ARRESTOR AND SHROUD 12" MAX. HEIGHT. TYPICAL PROJECTIONS LE55 THAN 5-0" TO PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION, TYPICAL ® PROPERTY LINE QROOF VENT. 144 50. IN. OPENIN6 WITH CORROSION RE51STANT WIRE MESH © GUARDRAIL EAVE PROJECTIONS DIRECTLY OVER REQUIRED WINDOWS TO BE 50" ANAY FROM PROPERTY LINE. O D5 DONN5POUT 20 is N M � = N ° Z ;= c� U >� o'u Q ~ = u `z ��- U Z G U L z O 3 5 Z z 0 N z - �NSED ARC/,, V �N. HARRS FST P� OZ Ar No. C 6947 1� 5_3�- FOF Cay F IAN J.N. HARRISON, AR6HITEOT hereby expressly reserves its common law copgright anA other property rights in these plans. These plans are h be form not reproduced, copied or changed m any whatsoever, nor are they to be assigned to a third party, without the express wntten permission and consent o IAN J.N. HARRIEON, AR6HITECT. W Q x Q � O r� ISI O z 0 0 /w N O LL w J N N m )OB # 6ARRETT DRAWN BY pdw PLOT DATE 11/14/2011 REVISION BY DATE A2 20 is 4' - PROPERTY LINE RIGHT SIDE ELEVATION (NORTH) V4" =1'-0" PROPERTY LINE RIDGE HEIGHT 51.15 12 3 0 2 2._O.. MIN 0 v (V N LEFT SIDE ELEVATION (SOUTH) V4" = 1'-0" RIDGE HEIGHT 31.15 2 ION' MIN RAIL HT 32."15 ENF REAR ELEVATION (WEST) 3 N KEYNOTES Z STANDING SEAM SHEET METAL ROOFING 11 CONGEALED DOWNSPOUT lYl GLASS 'A' ASSEMBLY GONNEGT DIRECTLY TO 5UB- m BOARD AND BATT 5URFAGE DRAINAGE 5Y5TEM TYPICAL ALL DOWNSPOUTS Q m Z ° �-✓ OVER 3/5" HARDY PANEL AND DECK DRAIN5 z z HORIZONTAL ARTI5AN 50UARE CHANNEL SIDING 12 (2) SMART VENTS, MODEL 1540-520 E5R-2014. WITHIN 12" OF FINISH SURFACE ® FIREPLACE DIRECT VENT P� Oy THIN BRICK VENEER, PAINTED WHITE RIDGE HEIGHT ELEVATIONS ARE TO THE FIN15HEP S�. -1 b FN 5_3y �rFOF OVER PLASTER. MAX. 15#/5F SHEATHING. THE HEIGHT OF THE ROOFING MATERIAL IAN 1N, HARRISON, ARCHITECT hereby expressly reserves its common law cop4right and other property rlote m these plans. These plans are to be form ICG# E5R-1215 HAS BEEN CONSIDERED TO ASSURE THE FINAL z FINISHED HEIGHT 15 BELOW THE CITY ALLONIABLE. © NATURAL GRADE DECORATIVE SHR0005 SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY -BUILT CHIMNEYS FINISH GRADE EXCEPT WHERE SUCH SHROUDS ARE L15TED AND ® CARRIAGE LIGHTS LABELED FOR USE WITH THE SPECIFIC FACTORY - BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN DOWNSPOUT ACCORDANCE WITH MANUFAGTURER'5 INSTALLATION INSTRUCTIONS. 1O METAL FRAME, OBSCURE GLASS LEFT SIDE ELEVATION (SOUTH) V4" = 1'-0" RIDGE HEIGHT 31.15 2 ION' MIN RAIL HT 32."15 ENF REAR ELEVATION (WEST) 3 N ( Z Z 1 lYl � Q �- m N Q m Z ° �-✓ 4 I I li 4 PROPERTY LINE 3 FRONT ELEVATION (EAST) 2 4 PROPERTY LINE �3 2'-0" MIN 3RD FLP 28.50 V4" = 1'-0" PROPERTY LINE V4" = 1'-0" 6 15T FLR 9.00 :o 1n ROOF PL 28.50 MIN 2ND FLR 15T FLR 9.00 - N M � Z Z 1 c� Ur' y W1 Q �- m U y U Q m Z ° �-✓ i z 3 z z N Z N = �NSED ARC/1 v N. HARRiSTF�T P� Oy * No. C 6947 S�. -1 b FN 5_3y �rFOF CAL\ IAN 1N, HARRISON, ARCHITECT hereby expressly reserves its common law cop4right and other property rlote m these plans. These plans are to be form not reproduced, copied or changed in any whatsoever, nor are they to be assigned to a third party, without the express written permisslon and consent o IAN J.N. HARRISON, ARCHITECT. z 0 w O 1� l� /w N O LL � NQ Q JOB # GARRETT DRAWN BY PCW PLOT DATE 11/21/2017 0 REVISION BY DATE A3 27 SECTION A -A V411=11 -W SECTION B -B V4" = h-011 KEYNOTES ROOF ASSEMBLY: STANDING SEAM METAL ROOF GLA55'A'A55EMBLY 30# BUILDING PAPER OVER PANEL SHEATHING OVER RAFTERS PER STRUCTURAL DWG5 WITH R-19 INSULATION, U.N.O. 121 EXTERIOR WALL ASSEMBLY: SHINGLE OR HORIZONTAL SIDING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF STUDS @ 16" O.G., U.N.O. WITH R-13 INSULATION 131 INTERIOR WALL ASSEMBLY: 5/8" GYP5UM BOARD 5HEATHING BOTH 51DE5 OVER 2X4 OF STUDS @ 16" O.G. UNLE55 NOTED OTHERWISE ® SLAB ASSEMBLY: 5" GONGRETE SLAB PER 5TRUGTURAL DWGS UNLE55 NOTED OTHER445E 151 INTERIOR FLOOR ASSEMBLY: 3/4" GYPGRETE OVER 3/4" PLYWOOD OVER FLOOR J015T5 PER STRUCTURAL DWGS WITH R-19 INSULATION WITH 5/8" GYPSUM BOARD UNDERNEATH ROOF DECK ASSEMBLY: © DEX-O-TEX (ICG# E5R 1151) OVER 3/4" PLYWOOD OVER DECK JOISTS PER 5TRUGTURAL DWG5 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH DCEILING A55EMBLY: CEILING JOISTS PER STRUCTURAL DWG5 WITH R-19 INSULATION WITH 5/8" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO CONTAIN ANY AIR REGISTERS OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR SIMILAR INTERIOR FINISHING MATERIAL N M � Z � U U> o L1J ZC ONZC C� Ci = N G � Z o U u < d Q rl co ZZ CJS i 0 ` Z 5 � Z Z i — N �NSED ARCy/ v N.HARRiSTFnT P� Oy * No. C 6947 1� 9rFOF CAUFO� IAN 1N, HARRI50N, ARCHITECT hereby expressly reserves its common law copilright 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. HARRISON, ARCHITECT. z 0 rvr', VJ 1 z 0 m /w N z o Le J LL N VI fw N m )OB # OARRETT DRAWN BY pdw PLOT DATE 11/21/201'7 0 RE=VISION BY DATE ATE- 4 A4 22 t d F, TYP - - 5D7 SECTION G -G V4" = P-0" SECTION H -H V4" = 1'-011 SECTION E -E V4" =11 -0,l SECTION FF V4" = 1'-011 S tt b 6 SECTION C -C V4" = 11-0" SECTION D -D V4" = 11-0" KEYNOTES EflROOF ASSEMBLY: STANDING SEAM METAL ROOF GLA55'A'A55EMBLY 30# BUILDING PAPER OVER PANEL SHEATHING OVER RAFTERS PER STRUCTURAL DWG5 WITH R-19 INSULATION, U.N.O. 121 EXTERIOR WALL ASSEMBLY: SHINGLE OR HORIZONTAL SIDING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF STUDS @ 16" O.G., U.N.O. WITH R-13 INSULATION 131 INTERIOR HALL ASSEMBLY: 5/8" GYP5UM BOARD 5HEATHING BOTH 51DE5 OVER 2X4 OF STUDS @ 16" O.G. UNLE55 NOTED OTHERWISE ® SLAB ASSEMBLY: 5" GONGRETE SLAB PER 5TRUGTURAL DWGS UNLE55 NOTED OTHER445E 151 INTERIOR FLOOR ASSEMBLY: 3/4" 6YPCRETE OVER 3/4" PLYWOOD OVER FLOOR J015T5 PER STRUCTURAL DWGS WITH R-19 INSULATION WITH 5/8" GYPSUM BOARD UNDERNEATH © ROOF DECK ASSEMBLY: DEX-O-TEX (ICG# ESR 1151) OVER 3/4" PLYWOOD OVER DECK JOISTS PER 5TRUGTURAL DWG5 INSULATION WITH 5/5" 6YFSUM BOARD UNDERNEATH DCEILING A55EMBLY: CEILING JOISTS PER STRUCTURAL DWG5 WITH R-19 INSULATION WITH 5/8" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO CONTAIN ANY AIR REGISTERS OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR SIMILAR INTERIOR FINISHIN6 MATERIAL N M � = N �9 LOFT WLi U U > o ON Ci = N G � Z o U u < ELEV SHAFT I Q rl co Z CJS i Z LJ Z i — BEDROOM 3 S * No. C 6947 S�. Fj� 5_3�� -1 b 9rFOF _ LA_ NDRY 4 \ \\ not reproduced, copied or Shen din any whatsoever, orare they to be assigned to a third partqq, without the express written permission and consent of IAN J.N. HARRISON, ARCHITECT. z M� TYP - - 5D7 SECTION G -G V4" = P-0" SECTION H -H V4" = 1'-011 SECTION E -E V4" =11 -0,l SECTION FF V4" = 1'-011 S tt b 6 SECTION C -C V4" = 11-0" SECTION D -D V4" = 11-0" KEYNOTES EflROOF ASSEMBLY: STANDING SEAM METAL ROOF GLA55'A'A55EMBLY 30# BUILDING PAPER OVER PANEL SHEATHING OVER RAFTERS PER STRUCTURAL DWG5 WITH R-19 INSULATION, U.N.O. 121 EXTERIOR WALL ASSEMBLY: SHINGLE OR HORIZONTAL SIDING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF STUDS @ 16" O.G., U.N.O. WITH R-13 INSULATION 131 INTERIOR HALL ASSEMBLY: 5/8" GYP5UM BOARD 5HEATHING BOTH 51DE5 OVER 2X4 OF STUDS @ 16" O.G. UNLE55 NOTED OTHERWISE ® SLAB ASSEMBLY: 5" GONGRETE SLAB PER 5TRUGTURAL DWGS UNLE55 NOTED OTHER445E 151 INTERIOR FLOOR ASSEMBLY: 3/4" 6YPCRETE OVER 3/4" PLYWOOD OVER FLOOR J015T5 PER STRUCTURAL DWGS WITH R-19 INSULATION WITH 5/8" GYPSUM BOARD UNDERNEATH © ROOF DECK ASSEMBLY: DEX-O-TEX (ICG# ESR 1151) OVER 3/4" PLYWOOD OVER DECK JOISTS PER 5TRUGTURAL DWG5 INSULATION WITH 5/5" 6YFSUM BOARD UNDERNEATH DCEILING A55EMBLY: CEILING JOISTS PER STRUCTURAL DWG5 WITH R-19 INSULATION WITH 5/8" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO CONTAIN ANY AIR REGISTERS OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR SIMILAR INTERIOR FINISHIN6 MATERIAL N M � = N �9 Z -c U U > o ON Ci = N G � Z o U u < d Q rl co Z CJS i Z Z 5 Z Z i — �NSED ARCy/ v N.HARRiSTFnT P� Oy * No. C 6947 S�. Fj� 5_3�� -1 b 9rFOF CAS\FOS IAN J.N. HARR`2, ARCHITECT hereby expressly reserves its common law cogright and other property rights in these plans. These plans are to be Por, not reproduced, copied or Shen din any whatsoever, orare they to be assigned to a third partqq, without the express written permission and consent of IAN J.N. HARRISON, ARCHITECT. z 0 rU VJ z� m /w N z o Le J LL N VI fw N m )OB # OARRETT DRAWN BY pdw PLOT DATE 11/21/2017 0 RE=VISION BY ATE- DATE A5 ::�9 I v I 0 N v 3'-1 Y," 23'-9" 3'-1 Y," R 0 -------------•------------------------ I X 0'-i 3'-0" z 0 m O Q O H Z I I I I nl I I � R 0 N U 11 O Q ill ry U U _ (V Lo O � o * No. C 6947 O a N 0 not reproduced, copied or changed m any whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o IAN J.N. HARRiEON, ARCHITECT. LF, I I I I I I I I I I _ I I I m I I I I I I I I I I I a in O in z O Q O H Z F: U _J 4LF- U fJ Q Wo..= Q M° U U z LASED ARC HARRiS,TF�,� O� P� * No. C 6947 1 S �y 5_3Y P OF CAS IAN J.N. HARRWN, ARCHITEOT hereby expressly reserves its common law cc right anA other property rights in these plans. These plans are to be form not reproduced, copied or changed m any whatsoever, nor are they to be assigned to a third party, without the express written permission and consent o IAN J.N. HARRiEON, ARCHITECT. (n I� (w� Q Q o� � (D �Q N O GG GG JOB )OB # 6ARRETT DRAWN BY pdw PLOT DATE 10/24/2016 REVISION BY DATE areas so e a m IRRIGATION SYSTEM 1. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR 501L MOISTURE 5EN50R DATA. 2. IRRIGATION CONTROLLERS TO BE OF A TYPE WHICH DOE5 NOT LOSE PROGRAM DATA IN THE EVENT THE PRIMARY POWER SOURCE 15 INTERRUPTED. 3. PRE55URE RE6ULATOR5 TO BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM 15 WITHIN THE MANUFACTURER'S RECOMMENDED PRESSURE RANGE. 4. MANUAL SHUT-OFF VALVES SHALL BE INSTALLED A5 CLOSE AS P0551BLE TO THE POINT OF CONNECTION TO THE WATER SUPPLY. 5. ALL IRRIGATION EMISSION DEVIGES MUST MEET THE REQUIREMENTS SET IN THE AN51 STANDARD, A55EAGG 502-2014; LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARDS. ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPING AREAS MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER U51NG THE PROTOCOL DEFINED IN A5ABEACC 502-2014. LANDSCAPE GENERAL NOTES LANDSCAPE IRRIGATION NOTES PLANT LIST U 1. PLANTING 5CHEDULE: ONE WEEKNAME ❑E IRRITROL ELECTRIC ANTI-51PHON 3/4" VALVE, TYPICAL N Z r U u VARIETY 51ZE QTY. 2. 9096 GOVERAGIN 990 DAYS. REPLENISH AS REQUIRED. (TIE INTO H05E BIBB) Z G �NSED ARCyi HARj�STFOT B O BOUGANVILLEA "LA JOLLA" 5 GAL 4 3. MAINTAIN PLANTING AND REPLACE AS REQUIRED TO ENSURE CONTINUOUS 71 121IRRITROL RAIN DUAL IRRIGATION TIMER I� V z COMPLIANCE WITH LANDSCAPER PLAN. 131 RAIN8IRD PRD -075 RYB 1/4" PRESSURE REGULATING FILTER O CARPENTERIA CALIFORNIA 'BUSH ANEMONE" 5 GAL 3 4. ALL LIGHTING TO BE DIRECTED DOWN, NOT TO IMPACT ADJACENT n� I-� PROPERTIES AND COMMON AREAS. 4 ❑ DRIP NETAFIM 12 TEGHLINE 1/2" TUBING 0.9 G.P.H. WITH 12" SPACING O ALYGOYNE HUEGLII "WHITE 5WAN" 5 GAL 2 5. WATER SUPPLY FOR ALL LANDSCAPING TO BE PROVIDED BY EXISTING L - DOMESTIC WATER SERVICE FROM THE CITY. 151 ALL DRIP FITTINGS TO 8E NETAFIM (END GAPS, TEES, AND ELBOWS, K KENNEDIA GOGGINEA "CORAL VINE" 1 GAL 8 6. ALL LAN05GAPE AREAS SHALL HAVE 501L WITH COMPOST RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF 161P SLUSH VALVES, COUPLINGS, ADAPTERS, ETC. PROVIDE 4" DIAMETER PVC SLEEVE UNDERNEATH CONCRETE SLAB - O PHORMIUM CAROUSEL "NEW ZEALAND FLAX" 1 GAL 4 51X INGHE5, UNLESS OTHERWISE DIRECTED BY THE SOILS ENGINEER. N ON -GRADE TO PROVIDE ACCESS FRO IRRIGATION TUBES AND LOW - VOLTAGE ELECTRIC LINES ( � DYMONDIA MARGARETAE "SILVER CARPET" GROUND COVER 7. ALL PLANTS ARE DROUGHT TOLERANT AND COMPLIANT WITH CALIFORNIA COASTAL GOMMISSION REQUIREMENTS. ANY SUBSTITUTIONS MUST BE 171 PROVIDE VALVE BOX AT IRRIGATION VALVES REVISION BY DATE LOW-WATER, DROUGHT TOLERANT PLANTS. 5. A MINIMUM THREE INCH LAYER OF MULCH TO BE APPLIED ON ALL EXPOSED ® ALL PVC PIPES AND FITTING5 TO BE SCHEDULE 40 A ARBUTUS UNEDO "MARINA MULTI" 24" BOX 1 SURFACES OF PLANTING AREA. 141 ALL DRIP TUBING TO BE APPLIED TO PLANT DRIP LINES AND ROOT 9. NO TURF TO BE INSTALLED A5 PART OF TH15 PROJEGT. BALLS OF PLANTS 10. AT THE TIME OF FINAL INSPECTION, THE CONTRACTOR MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFIGATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. LANDSCAPE / PLANTING PLAN vi I�V TOTAL LANDSCAPE AREA N G1 z —N U LJj n O O Q ~ V = N Z r U u z 2 z Q Z N Z Z G �NSED ARCyi HARj�STFOT * No. C 6947 Ncb �P S�. �rFOF ca��F°� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law cogright and other proper: u 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 IAN J.N. HARRWN, ARCHITECT. 71 I� V z I� n� I-� V z L - O H �Q w N� N Q Q ( � m JOB # GARRETT DRAWN BY pdw PLOT DATE 11/21/2017 0 REVISION BY DATE L 1 31 z g