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HomeMy WebLinkAbout04_Nguyen Residence Coastal Development Permit_PA2017-116COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 14, 2017 Agenda Item No. 4 SUBJECT: Nguyen Residence Coastal Development Permit (PA2017-116) SITE LOCATION: 11724 th Street • Coastal Development Permit No. CD2017-049 APPLICANT: Rod Jeheber OWNER: Lau T. Nguyen PLANNER: David S. Lee, Planning Technician 949-644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • Coastal Land Use Category: Single -Unit Residential Detached — (20.0 - 29.9 DU/AC) (RSD -D) • Coastal Zoning District: Single -Unit Residential (R-1) • General Plan Land Use Category: Single -Unit Residential Detached (RS -D) • Zoning District: Single -Unit Residential (R-1) CZ•Pl X" 9&111 �tlJ�I_1:�' A request for a Coastal Development Permit (CDP) to allow the demolition of an existing single-family residence with attached garage and the construction of a new 2,282 -square - foot single-family residence with an attached two -car garage. The proposed development also includes hardscape, drainage, and landscaping. G7�d� a tPl'il�►l7_tiiiL• 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 1 Nguyen Residence CDP Zoning Administrator, September 14, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. ZA2017-_ approving Coastal Development Permit No. CD2017-049 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards The property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category and Zoning Code. These designations provide for single-family residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission. Additionally, a Waiver for De Minimus development cannot be issued because the site is within the Appeal Area. The property is developed with a single-family residence on a lot designated for residential development. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The proposed single-family residence and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88) minimum finished floor elevation, and off-street parking as illustrated in Table 1 below: Table 1: Development Standards Development Feature Required Proposed Setbacks (Min.) Front 5'-0" 5'-0" Rear 5'-0" 6'-3" Sides 3'-0" 3'-0" Height (Max.) Flat 24' 24' Sloped 29' 29' Floor Area Limit Max. 2,286 sq. ft. 2,282 sq, ft. Parkin Min. 2 spaces 17'-6" x 19 2 spaces 18'-3" x 19'- 116X I'pFMr*tq 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 permit. Permit issuance is also contingent on the inclusion of design mitigation Tmpl[: 01/17217 2 Nguyen Residence CDP Zoning Administrator, September 14, 2017 Page 3 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. The development is set back approximately 390 feet from the mean high water line. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. Public Access The project site is not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single- family residence located in the R-1 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. TmpIC 01/17217 Nguyen Residence CDP Zoning Administrator, September 14, 2017 Page 4 Prepared by: David S. Lee, fanning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans T.pl[: 01/12/17 .y. Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-049 FOR A NEW SINGLE UNIT RESIDENCE LOCATED AT 111 24TH STREET (PA2017-116) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Rod Jeheber, with respect to property located at 111 24th Street, and legally described as Lot 30 of Block 24, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence with attached garage and the construction of a new 2,282 -square -foot single-family residence with a 373 - square -foot attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Single -Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single -Unit Residential Detached (RS- D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — (20.0 - 29.9 DU/AC) (RSD -D) and the Coastal Zoning District is Single -Unit Residential (R-1). 5. A public hearing was held on September 14, 2017, in the Corona del Mar Conference Room (Bay E-1 st 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 15315, 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. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. N Zoning Administrator Resolution No. ZA2017-### Paqe 2 of 5 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (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 2,286 square feet and the proposed floor area is 2,282 square feet. b. The proposed development complies with the required setbacks, which are 5 feet along the property line abutting 24th Street, 3 feet along each side property line, and 5 feet along the rear property line. c. The highest guardrail/parapet is less than 24 feet from established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. The proposed development provides a two -car garage, meeting the two -car minimum garage requirement for residences with less than 4,000 square feet of livable floor area. e. The proposed development exceeds the minimum 9.0 (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development is set back approximately 390 feet from the mean water tide line. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post - construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 01-03-17 Zoning Administrator Resolution No. ZA20174t## Paqe 3 of 5 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. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or 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. CD2017-049, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF SEPTEMBER, 2017. Patrick J. Alford, Zoning Administrator 01-03-17 g Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 5 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-049 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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. 7. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 10. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 01-03-17 9 Zoning Administrator Resolution No. ZA2017-### Paqe 5 of 5 11. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 12. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 13. 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 Nguyen Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-049 (PA2017-116). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 01-03-17 10 Attachment No. ZA 2 Vicinity Map 11 Nguyen Residence CDP Zoning Administrator, September 14, 2017 Page 7 VICINITY MAP Coastal Development No. CD2017-049 PA2017-116 111 24th Street IN " T, TmpIC 01/12217 12 Attachment No. ZA 3 Project Plans 13 i M Cr) O L0 0 ti 0 N rn .3 m 0 rn r D Q U Cu Cu g ABBREVIATIONS A.F.F. ABOVE FINISH FLOOR ALUM. ALUMINUM AMP. AMPERE @ AT BD. BOARD BLDG BUILDING BLK'G BLOCKING BOT. BOTTOM CAB. CABINET CLG. CEILING CL. CENTERLINE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONT. CONTINUOUS CONTR. CONTRACTOR DED. DEDICATED DET. DETAIL D.F. DRINKING FOUNTAIN DIA. DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DWG. DRAWING DWR. DRAWER EA. EACH ELECT. ELECTRICAL ELEV. ELEVATION EQ. EQUAL EXT. EXTERIOR EXIST' EXISTING F.D. FLOOR DRAIN F.E.C. FIRE EXTINGUISHER CABINET F.H.C. FIRE HOSE CABINET FIN. FINISH FIXT. FIXTURE FLUOR. FLUORESCENT F.O.C. FACE OF COLUMN F.O.S. FACE OF STUD F.O.W. FACE OF WALL F.S. FLOOR SINK FURR. FURRING FURN. FURNITURE GA. GAUGE GD. GLASS GYP. BD. GYPSUM BOARD H. HIGH H.C. HOLLOW CORE HDWR. HARDWARE H.M. HOLLOW METAL HOR. HORIZONTAL HR. HOUR HT. HEIGHT H.V.A.C. HEATING, VENTILATION, AIR CONDITIONING INSUL. INSULATION INT. INTERIOR JAN. JANITOR J -BOX JUNCTION BOX LAM. LAMINATE L. H. LEFT HAND LAM. PLAS. LAMINATED PLASTIC LAV. LAVATORY LT. LIGHT MAINT. MAINTENANCE MAT. MATERIAL MAX. MAXIMUM MECH. MECHANICAL MET. METAL MFR. MANUFACTURER MIN. MINIMUM MISC. MISCELLANEOUS MTD. MOUNTED MUL. MULLION NO. NUMBER N.I.C. NOT IN CONTRACT N.T.S. NOT TO SCALE O/ OVER O.C. ON CENTER OFF. OFFICE PLAS. LAM. PLASTIC LAMINATE PL. PLATE PLUMB. PLUMBING PLYWD. PLYWOOD FIR. PAIR PTN. PARTITION RAD. RADIUS REF. REFERENCE REFR. REFRIGERATOR REQ'D REQUIRED R.H. RIGHT HAND RM. ROOM R.O. ROUGH OPENING SCHED. SCHEDULE S.C. SOLID CORE SECT. SECTION S.F. SQUARE FEET SHT. SHEET SIM. SIMILAR SPEC. SPECIFICATION S.S. STAINLESS STEEL STL. STEAL STOR. STORAGE STRUCT, STRUCTURAL SUSP. SUSPENDED SYM. SYMMETRICAL TELE. TELEPHONE TEMP. TEMPERED THK. THICK T.O.W. TOP OF WALL TYP. TYPICAL U.L. UNDERWRITERS LABORATORY U.N.O. UNLESS NOTED OTHERWISE V. VOLT V.C.T. VINYL COMPOSITION TILE VERT. VERTICAL VEST. VESTIBULE V.I.F. VERIFY IN FIELD W/ WITH WC WALL COVERING W.C. WATER CLOSET W.H. WATER HEATER W.P. WATER PROOF W.R. WATER RESISTANT WALL LEGEND 42" TALL MINIMUM 2 x 4 WOOD STUDS @ 16" O.C. w/ STUCCO FINISH - DECK GUARD RAILING - SEE PLANS 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. SYMBOL LEGEND FIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 OA WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS 1Q FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 SHEET INDEX SHT. NO: I DESCRIPTION PD.1 I PROJECT DATE / CONSTRUCTION NOTES SPA I SITE PLAN A1.0 CONSTRUCTION NOTES A FOUNDATION AND UNDER FLOOR 1. CONCRETE FOR FOOTINGS SHALL HAVE A MINIMUM COMPRESSIVE A2.1 STRENGTH OF 2000 PSI AT 28 DAYS AND SHALL BE COMPOSED OF 1 PART 2. CEMENT, 3 PARTS SAND, 4 PARTS OF 1 INCH MAXIMUM SIZE ROCK & NOT A3A MORE THAN 7-1/2 GALLONS OF WATER PER SACK OF CEMENT. FIVE SACK ft. CEMENT / CU YD. MIN. PER SECTION 1808.8 & TABLE 1808.8.1 OF CBC 2016 2. WOOD AND EARTH SEPARATION. FOUNDATIONS SUPPORTING WOOD ft. SHALL EXTEND AT LEAST 8" ABOVE THE ADJACENT FINISH GRADE. 3. SLABS ON GRADE SHALL BE AT LEAST 6" THICK AS PER SOILS REPORT. 4. ALL FOUNDATION PLATES AND SILLS OR SLEEPERS ON A CONCRETE 5. SLAB, WHICH IS IN DIRECT CONTACT WITH THE EARTH AND SILLS THAT REPORT #RJ762.1 REST ON CONCRETE OR MASONRY FOUNDATIONS, SHALL BE PRESSURE K TREATED WOOD OR FOUNDATION GRADE REDWOOD. 5. ALL FOOTING SILLS SHALL HAVE FULL BEARING ON THE FOOTING WALL ft. OR SLAB AND SHALL BE BOLTED TO THE FOUNDATION WITH 5/8" IN FLOOR DECK AREAS: DIAMETER BY 10" LONG BOLTS EMBEDDED AT LEAST 7" INTO THE ft. CONCRETE OR REINFORCED MASONRY OR 15" INTO UN -REINFORCED FLOOR DECK AREAS: GROUTED MASONRY. BOLTS SHALL BE SPACED NO FURTHER THAN 12" ft. FROM ANY CORNER OR SPLICE, SPACING AND SIZE OF BOLTS MAY VARY FLOOR LOGGIA AREAS: AS DIRECTED BY THE FOUNDATION AND FRAMING PLANS. ft. PROVIDE 3" x 3" SQUARE BY 0.229" THICK PLATE WASHERS PER BOLT. B WOOD FRAMING: 1. ALL JOISTS, RAFTERS, BEAMS, AND POSTS 2" WIDE AND NO LONGER o THAN 4" THICK SHALL BE No. 2 GRADE DOUGLAS FIR -LARCH OR BETTER. Lu ALL POSTS AND BEAMS 5" AND THICKER SHALL BE NO. 1 GRADE DOUGLAS W FIR -LARCH OR BETTER UNLESS NOTED OTHERWISE ON FRAMING PLANS. 2. PROVIDE BLOCKING AT ENDS AND SUPPORTS OF RAFTERS MORE THAN 8" 0 IN DEPTH. 3. PROVIDE BLOCKING AT ENDS AND AT SUPPORTS OF RAFTERS AT ALL Q(n EXTERIOR WALLS. 4. PROVIDE DOUBLE TOP PLATES WITH MINIMUM OF 48" LAP SPLICE. 5. NAILING WILL BE IN COMPLIANCE WITH TABLE 2304.9.1 FASTENING W SCHEDULE OF THE CBC 2016 EDITION. 6. FIRE BLOCKING SHALL BE PROVIDED FOR WALLS OVER 10'-0" IN HEIGHT. HORIZONTAL SHAFTS 10'-0" O.C. AND FOR CONCEALED DRAFT OPENINGS. 7. STUDS FOR EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BE NOT LESS THAN 2 x 4 WOOD STUDS AT 16" O.C. STUDS 2" WIDE AND 4" THICK AND NOT MORE THAN & LONG SHALL BE "STUD GRADE" DOUGLAS FIR- LARCH OR BETTER WHEN SUPPORTING NOT MORE THAN ONE FLOOR AND OR A ROOF. 8. ALL EXPOSED WOOD SHALL BE WRAPPED w/ 1/2" THICK GYPSUM BOARD UNLESS NOTED OTHERWISE. C VERIFICATION: 1. CONTRACTORS SHALL VISIT AND INSPECT THE SITE AND FAMILIARIZE THEMSELVES W/ THE SITE CONDITIONS, AND STUDY THESE DOCUMENTS FULLY BEFORE AGREEING TO WORK ON THE PROJECT. THEIR AGREEMENT TO WORK ON THE PROJECT CONSTITUTES VERIFICATION THAT THEY HAVE SO STUDIED THE SITE AND THE DOCUMENTS. UPON INSPECTION OF THE SITE AND STUDYING OF THE DOCUMENTS, THE CONTRACTORS SHALL SUBMIT TO THE OWNERS, FOR THE BUILDING DESIGNER'S REVIEW, ANY SPECIAL CONDITIONS OR UNCLEAR AREAS WHICH MIGHT ALTER HIS BID DURING CONSTRUCTION. D GENERAL REQUIREMENTS: 1. THIS PROJECT SHALL COMPLY w/ THE 2016 CRC, CBC, CPC, CEC, CMC, 2016 CALIFORNIA ENERGY CODE; 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CG) & CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC) E DOCUMENTS: 1. THE DRAWINGS ARE NECESSARILY SCHEMATIC AND DO NOT PURPORT. TO SHOW COMPLETE SITUATIONS. THE DRAWINGS, SPECIFICATIONS, AND ADDENDA ARE COMPLIMENTARY, SO WHAT IS CALLED FOR BY ONE IS CALLED FOR BY ALL. THEREFORE THE DRAWINGS, SPECIFICATIONS, AND ADDENDA MUST ALSO BE CONSIDERED TOGETHER. 2. DO NOT SCALE THE DRAWINGS. F GENERAL MATERIAL SPECIFICATIONS: 1. REINFORCING STEEL: WHEN USED IN CONSTRUCTION OF REINFORCED MASONRY OR CONCRETE STRUCTURES SHALL BE DEFORMED AND COMPLY WITH ASTM A615 -74A, GRADE 60. 2. STRUCTURAL STEEL: USED AS STRUCTURAL SHAPES SUCH AS WIDE FLANGE SECTIONS, CHANNEL, PLATES AND ANGLES SHALL COMPLY WITH ASTM SPECIFICATIONS ON THE STRUCTURAL PLANS. G ROOFING AND WEATHER PROOFING: 1. ALL WOOD SIDING AND EXTERIOR LATH AND PLASTER SHALL BE PLACED TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASE SHEATHING. 2. EVERY OPENING IN ANY EXTERIOR WALL SHALL BE FLASHED WITH MIN. 26 GA. SHEET METAL OR 15 POUND BUILDING PAPER. 3. A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE FOR ALL EXTERIOR STUD WALLS FINISHED ON THE EXTERIOR WITH STUCCO. THE SCREED SHALL BE PLACED A MINIMUM OF 4" ABOVE THE GRADE AND 2" ABOVE HARDSCAPE OR STEPS. 4. ALL WEATHER PROOFING AROUND WINDOWS AND DOORS SHALL BE PREFORMED IN ACCORDANCE WITH MANUFACTURERS REQUIREMENTS. ANY SPECIAL CONDITIONS WHERE INSTALLATION HAS TO BE ALTERED SHALL BE PRESENTED TO THE BUILDING DESIGNER IN WRITING FOR APPROVAL, H INSULATION: 1. COMPLY WITH 2016 CALIFORNIA ENERGY COMMISSION LAWS IN FORCE. 2. INSULATE ALL EXTERIOR PARTITIONS WITH FULL THICK BATTS. USE SOUND ATTENUATING FULL THICK BATTS AT WALLS ENCLOSING BATH- ROOMS, LAUNDRY ROOMS, FAU CLOSETS AND ANY OTHER INTERIOR PARTITION AS CALLED FOR BY THE DRAWINGS. ALL EXTERIOR WALLS: R-15 BATTS MINIMUM. ALL FLAT CEILINGS WITH ATTIC SPACE ABOVE: R-38 BATTS. ALL OF THE ABOVE ARE THE MINIMUM REQUIREMENTS ONLY. PLEASE REFER TO THE TITLE 24 ENERGY FORMS THAT ARE INCLUDED WITH THIS SET OF PLANS FOR THE ACTUAL INSTALLATION REQUIREMENTS. 3. CONTRACTOR SHALL SIGN AND POST ON THE STRUCTURE AN INSULATION CERTIFICATION PRIOR TO THE FINISH INSPECTION. WALL LEGEND 42" TALL MINIMUM 2 x 4 WOOD STUDS @ 16" O.C. w/ STUCCO FINISH - DECK GUARD RAILING - SEE PLANS 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. SYMBOL LEGEND FIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 OA WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS 1Q FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 SHEET INDEX SHT. NO: I DESCRIPTION PD.1 I PROJECT DATE / CONSTRUCTION NOTES SPA I SITE PLAN A1.0 CONSTRUCTION NOTES J STUCCO: 1. GENERAL: COMPLY WITH APPLICABLE REQUIREMENTS OF CLPCA LATHING A2.1 AND PLASTERING REFERENCE SPECIFICATION. 2. WIRE FABRIC LATH: AQUA K -LATH, SELF FURRING TYPE SFD (AK), BY A3A "K -LATH CORP." OR APPROVED EQUAL. SECURE WITH 14 GAUGE G.I. ft. WIRE STAPLES. 3. CASING BEAD: 24 GAUGE WITH EDGE TO MATCH EXISTING. ft. INSTALL .WHERE INDICATED ON DRAWINGS, AT ALL CORNERS, AND FLOOR WHERE STUCCO ABUTS OTHER MATERIALS. 4. FINISH TO MATCH EXISTING AND COLOR TO BE SELECTED BY OWNERS. 5. EXTERIOR LATH & PLASTER: PROVIDE TWO LAYERS OF GRADE "D" REPORT #RJ762.1 PAPER OVER ALL WOOD BASE SHEATHING. CHAPTER 25 OF 2016 CBC. K DEFERRED SUBMITTALS: 1. THE HOME FIRE SPRINKLER SYSTEM ( 2010 NFPA 13D) PLANS AND CALC'S ft. SHALL BE A DEFERRED SUBMITTAL AT THIS TIME. FLOOR DECK AREAS: THE SUB -CONTRACTOR HIRED BY THE OWNER SHALL PROVIDE DETAILED ft. DRAWINGS AND CALCULATIONS TO THE DESIGNER & RECORD ENGINEER FLOOR DECK AREAS: FOR APPROVAL PRIOR TO SUBMISSION TO THE BUILDING DEPARTMENT ft. FOR THEIR APPROVALS. FLOOR LOGGIA AREAS: THE GENERAL CONTRACTOR TO OBTAIN FIRE SPRINKLER PERMIT PRIOR ft. TO CALLING FOR ROOF SHEATHING INSPECTION. 2. THE ROOF TRUSS SYSTEM SHALL BE A DEFERRED SUBMITTAL AT THIS U TIME. THE SUB -CONTRACTOR HIRED BY THE OWNER SHALL PROVIDE HIS o OWN PLANS TO THE BUILDING DEPARTMENT FOR THEIR APPROVAL. WALL LEGEND 42" TALL MINIMUM 2 x 4 WOOD STUDS @ 16" O.C. w/ STUCCO FINISH - DECK GUARD RAILING - SEE PLANS 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. SYMBOL LEGEND FIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 OA WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS 1Q FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 SHEET INDEX SHT. NO: I DESCRIPTION PD.1 I PROJECT DATE / CONSTRUCTION NOTES SPA I SITE PLAN A1.0 FIRST FLOOR PLAN All FIRST FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A2.0 SECOND FLOOR PLAN A2.1 SECOND FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A3.0 THIRD FLOOR / ROOF DECK PLAN A3A THIRD FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A50 I ROOF PLAN A6.0 FRONT & REAR EXTERIOR ELEVATIONS A6.1 LEFT& RIGHT EXTERIOR ELEVATIONS A7.1 BUILDING SECTIONS "C, D, E & F" A7.2 BUILDING SECTIONS "G, H, J & K" A7.2 BUILDING SECTIONS "L & M" TBS.1 TOPOGRPAHIC & BOUNDARY SURVEY TBS.2 TOPOGRAPHIC & BOUNDARY SURVEY C1 GRADING PLAN C2 SITE DETAILS C3 GRADING NOTES PROJECT DESCRIPTION I SCOPE OF WORK: CONSTRUCT A NEW THREE STORY 3,600 SQ. FOOT SINGLE FAMILY DWELLING WITH AN ATTACHED 750 SQ. FOOT TWO -CAR GARAGE ON A VACANT LOT. LEGAL DESCRIPTION OWNER: MICHAEL DeMORE 8711 E. PINNACLE PEAK ROAD #304 SCOTTSDALE, AZ. 85255 602-410-4151 mike@demoreco.com LEGAL: LOT 16, BLOCK 10, SECTION B NEWPORT BEACH CITY OF NEWPORT BEACH COUNTY OF ORANGE, STATE OF CALIFORNIA ASSESSOR PARCEL NUMBER: 047-252-07 ZONING: R-2 OCCUPANCY: R-3 / U TYPE OF CONSTRUCTION: TYPE V -B SPR NUMBER OF UNITS: ONE LOT AREA CALCULATIONS: LOT SIZE: 30.75'x 102.5'= 3,152 SQUARE FEET MINUS SETBACKS: 24.75'x 92.5'= 2,289 SQUARE FEET FLOOR AREA RATIO: 2,289 SQ. FT. x 2.0 = 4,578 SQUARE FEET OPEN VOLUME AREA: 2,289 x 15% = 343 SQUARE FEET (358 SQ. FT. PROVIDED) THIRD FLOOR LIMITS: 2,289 x 15% = 343 SQUARE FEET PROJECT CONSULTANTS PROJECT STATISTICS ENERGY CONSULTANT: R.A. JEHEBER LIVING SPACE SQUARE FOOTAGE CALCULATIONS RESIDENTIAL DESIGN, INC. GARAGE 750 sq. ft. 1st. FLOOR 1,374 sq. ft. 2nd. FLOOR 1,883 sq. ft. 3rd. FLOOR 343 sq. ft. GRAND TOTAL: 4,350 sq. ft. REPORT #RJ762.1 OUTDOOR SPACE SQUARE FOOTAGE CALCULATIONS LAND SURVEYOR: 1 st. COVERED PORCH AREA: 42 sq. ft. 2nd. FLOOR DECK AREAS: 262 sq. ft. 3rd. FLOOR DECK AREAS: 525 sq. ft. 3rd. FLOOR LOGGIA AREAS: 456 sq. ft. LANDSCAPE AREA 88 sq. ft. PROJECT CONSULTANTS BUILDING DESIGNER: ENERGY CONSULTANT: R.A. JEHEBER -- RESIDENTIAL DESIGN, INC. � 410 32ND STREET, SUITE 202 xep B � NEWPORT BEACH, CA. 92663 QO 949-723-4393 ATTN: ROD JEHEBER CIVIL ENGINEER: GEO TECHNICAL ENGINEER REZAEI CONSULTING ENGINEERS EGA CONSULTANTS 2575 McCABE WAY, SUITE 240 375-C MONTE VISTA AVENUE IRVINE, CA 92614 COSTA MESA, CA 92627 (949) 872-2040 ATTN: ALI REZAEI (949) 642-9309 DAVID WORTHINGTON Ali@rce-eng.com REPORT #RJ762.1 STRUCTURAL ENGINEER: LAND SURVEYOR: 65 m e OHANA LAND SURVEYING D 9 SPRINGTIDE - LAGUNA NIGUEL, CA 92677 C (949) 233-0739 TEDDY OHANA z Teddy@OhanaPLSLand.com VICINITY MAP U asNS q -- isuro � xep B � E QO C In o U W Qz 0 Msl--- 5- ____--- WPoI'WCfG • $�r a pp g M NEWPORT BAY � U N 0) W 3 B 65 m e Q D LU - M prep C N z JUJ �. �O .� N 0 z 0- U cu' = U � o , 9AIE B Lu z w W \ � j M M 0 m tf 'IT M Q(n r O �� Z W ' ABs N Z No. 41068 EXP:3/31/19 CI U vJ -- w z E QO - In o U W Qz 0 CO M O /Z v U N 0) (n N Q D LU W 0tf O C N m JUJ �O .� N 0 z 0- U cu' = U � o Lu z w W M (D M M 0 m tf 'IT M Q(n M O �� Z W O N Z 0-) O , No. 41068 EXP:3/31/19 CI Plot Dale & Time 8/29/2017 6:09 PM RAJ Project # 2017-05 REVISIONS Sheet PD, 1 vJ Q w W z QO In 0 W Qz 0 J H LL O H- L U wW w U U Q D (1)Q Z) O� F- m Q U Q O= LLJ Lu � m LLI m 0 z 0- (y) O U U Plot Dale & Time 8/29/2017 6:09 PM RAJ Project # 2017-05 REVISIONS Sheet PD, 1 Q W z !Y In 0 O O > LL ,J)2�mQ Z uJ Q U (1)Q Z) J F- m Q U Q O= LLJ Lu � m LLI m 0 Q = 0- (y) F- � U o C c W Z Plot Dale & Time 8/29/2017 6:09 PM RAJ Project # 2017-05 REVISIONS Sheet PD, 1 10'-0" 2'-6" m N i ih M Cl) O L0 O ti O N C Cu i r Q U M Cu g C? N 10'-0" L% 2'_6" I S_p" 5-6-6" LJ L�__J L_�_j CONTRACTOR SHALL REMOVE THE EXISTING WATER METER IN THE ALLEY AND REPLACE w/ A NEW WATER METER AS PER CITY OF NEWPORT BEACH STD -502-L NEW CMU BLOCK WALL SHALL NOT EXCEED SIX FEET IN HEIGHT ABOVE THE EXISTING GRADE SCREENED TRASH AREA THERE IS NO EXISTING SEWER LATERAL TO THIS SITE AS IT IS A VACANT LOT. THE CONTRACTOR SHALL INSTALL NEW SEWER LATERAL WITH CLEAN-OUT AS PER STD -406-L NEW CMU BLOCK WALL SHALL NOT EXCEED SIX FEET IN HEIGHT ABOVE THE EXISTING GRADE GAS METER ELECTRIC METER SELF-CLOSING & SELF LATCHING SIDE YARD GATE, NOT TO EXCEED SIX FEET IN HEIGHT- TYP. FF a M PLANNING DEPARTMENT NOTES NEW POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. CHIMNEY (AND CHIMNEY CAPS ETC.) HEIGHTS PERMITTED ONLY AS REQUIRED BY 2013 CBC OR MANUFACTURER SPECIFICATIONS PLUS ADDITIONAL 12" MAXIMUM FOR CAP / SPARK ARRESTOR. 76'-6" 102'-6" •s on 10'-0" 6'-0" T-6" MAXIMUM HEIGHT OF FENCING IN THE FRONT SETBACK IS 42" ABOVE THE EXISTING GRADE OPEN VOLUME AREA CALCULATION 68.062 40.000 42.250 207.493 357.805 ALL OPEN VOLUME AREAS SHALL HAVE A MINIMUM CLEAR VERTICAL DIMENSION OF 7.5 FEET AND SHALL OCCUR UNDER 24 FEET FROM THE ESTABLISHED GRADE MARK. N. 17 DEG. 28'31" E. 102.51' MIX* 87'-0" 102'-6" PROPOSED 3 -STORY SINGLE FAMILY DWELLING WITH ATTACHED 2 -CAR GARAGE LIVING AREA - TOP of SLAB 10.00' MSL NAVD88 PAD = 9.083' ESTABLISHED GRADE CALCULATION 11.01 10.85 9.45 9.45 40.76/4=10.19 A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. a a o ❑ ❑ ❑ m UP iwlk M 5'-0" 1'-6" 6-6" 7'-5" 2'-7" 10'-0" 5'-0" 7'-43/411 12'-43/4p' MAXIMUM HEIGHT OF FENCING IN THE FRONT SETBACK IS 42" ABOVE THE EXISTING GRADE SITE PLAN Scale: 1/4" = 1'-0" a Lu Q � J Z LU W E U) — VJ o U O0 LL Z' � " Fu 102'-6" •s on 10'-0" 6'-0" T-6" MAXIMUM HEIGHT OF FENCING IN THE FRONT SETBACK IS 42" ABOVE THE EXISTING GRADE OPEN VOLUME AREA CALCULATION 68.062 40.000 42.250 207.493 357.805 ALL OPEN VOLUME AREAS SHALL HAVE A MINIMUM CLEAR VERTICAL DIMENSION OF 7.5 FEET AND SHALL OCCUR UNDER 24 FEET FROM THE ESTABLISHED GRADE MARK. N. 17 DEG. 28'31" E. 102.51' MIX* 87'-0" 102'-6" PROPOSED 3 -STORY SINGLE FAMILY DWELLING WITH ATTACHED 2 -CAR GARAGE LIVING AREA - TOP of SLAB 10.00' MSL NAVD88 PAD = 9.083' ESTABLISHED GRADE CALCULATION 11.01 10.85 9.45 9.45 40.76/4=10.19 A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. a a o ❑ ❑ ❑ m UP iwlk M 5'-0" 1'-6" 6-6" 7'-5" 2'-7" 10'-0" 5'-0" 7'-43/411 12'-43/4p' MAXIMUM HEIGHT OF FENCING IN THE FRONT SETBACK IS 42" ABOVE THE EXISTING GRADE SITE PLAN Scale: 1/4" = 1'-0" No. 41068 EXP:3/31/19 U Lu Q � J Z LU W E U) — VJ o U O0 LL Z' � " Fu z Vn U u) (D N E (n N O CU CY) �l V LU W 0 NN E N m J LU m N Lu Q � 0- �? Cu 0U O U. . W Z W (n N 0') M O M Q(n co O Qti Z W O aa) Z m No. 41068 EXP:3/31/19 Plat Date & Time 8/29/2017 6:09 PM RAJ Project # 2017-05 REVISIONS Sheet s P , 1 115 Z Lu Q � J H LU W W U) I``—^^ VJ Plat Date & Time 8/29/2017 6:09 PM RAJ Project # 2017-05 REVISIONS Sheet s P , 1 115 Q WZ 0 O O0 LL >LL z CC G U u) m Q LOL�l Q U Lu Ji- Q -Q m U Q O= W LU m LLJ m p � 2 � 0- m H 0U o° C G � ` W Z Plat Date & Time 8/29/2017 6:09 PM RAJ Project # 2017-05 REVISIONS Sheet s P , 1 115 Fmir MW CO Cl) O LO O ti O N C Cu i r Q U Cu Cu If C D E F G H J K L M A7.1 A7.1 A7.2 A7.2 yA7.3 A7.3 A7.3 A7.3 C D E F G H J K L M A7.1 A7.1 A7.2 A7.2 A7.2 A7.2 A7.3 A7.3 A7.3 A7.3 FIRST FLOOR PLAN Scale 1/4"=1'-0" Eel Eel No. 41068 EXP:3/31/19 CI U Q J z LU E J — O O U J z LL > LL z U) U) U) (D N E LL (n N O Cu CY) �l V W W 0 No c a) m J ) .� a) ate) LU Q 0 0- C? a C) o ° LU Z(q a) COW 0')0 -0m O 'IT M Q(n M O Qti z W O N z O , O No. 41068 EXP:3/31/19 CI Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A1.0 10 Z Q J W LU z J O O LU J u LL > LL z U) U) U) CO Q LL Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A1.0 10 Q W z 0 O o 0 O > LL z C G U) U) CO Q LOL�l Q U cwn J Q i-- m Q U Q o W m m o 0 Q = 0 0- m C) o ° w z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A1.0 10 3'-0" 41 80'-6" 1 6-0" OPEN VOLUME AREA 12'-3-1/2" x 5'-6" = 68.062' BY T-6" VERTICAL MIN. 3'-0" 5'-6" g 80'-6" OPEN VOLUME AREA 5'-0" x 6'-6" = 32.5' 5'-0" x 1'-6" = 7.5' TOTAL = 40 5'-0" BY T-6" VERTICAL MIN. 6'-6" 3.0 x 12.292 = 36.876 80.5 x 24.583 = 1978.931 6.0 x 18.083 = 108.498 2124.430 FIRST FLOOR PLAN Scale: 1/4" = 1'-0" U VJ Q z z E — 00 O U O LL z > LL r9 C G O (D N E (n N O Cu CY) �l V W W 0 No c a) OD J ) .� a) ate) Lu Q d 0 a 0U �u- o° OD z(q a) COW CO v / 0 -0m O 'IT M Q(n M O Qti z W O N z M -ry I I M N O Co N N m N — r — Co O K F O II= M Co Co Co O 0 Co x rD 80.5 x 24.583 = 1978.931 N --- --- t.,x.M::..t.,x N ------------- I I � N>'P.i l:tF '!SM:'FeX :%.'fx<:F.stj'.i'�2i�:' O I e'FSS:'S':XfxtF.st.NYF.+t'%F�:-'tN'.x'up.'�✓ie�:'Fe�.XM I Ell* OR OPEN VOLUME AREA 12'-3-1/2" x 5'-6" = 68.062' BY T-6" VERTICAL MIN. 3'-0" 5'-6" g 80'-6" OPEN VOLUME AREA 5'-0" x 6'-6" = 32.5' 5'-0" x 1'-6" = 7.5' TOTAL = 40 5'-0" BY T-6" VERTICAL MIN. 6'-6" 3.0 x 12.292 = 36.876 80.5 x 24.583 = 1978.931 6.0 x 18.083 = 108.498 2124.430 FIRST FLOOR PLAN Scale: 1/4" = 1'-0" %V No. 41068 z � EXP: 3/31/19 A ST�r CIVIL ���P FBF CA��F� U VJ Q z z E — 00 O U O LL z > LL W J C G O (D N E (n N O Cu CY) �l V W W 0 No c a) m J ) .� a) ate) Lu Q d 0 a 0U �u- o° Lu z(q a) COW CO v / 0 -0m O 'IT M Q(n M O Qti z W O N z %V No. 41068 z � EXP: 3/31/19 A ST�r CIVIL ���P FBF CA��F� Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A1.1 17 VJ Q z z O 00 0 O LL O > LL W J C G O ^` J Lu O U LLJ U J LL Q U) Co QQ U C.) m LLJ m 0 2 d m H 0U �u- o° v / Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A1.1 17 Q Luz 00 0 O LL O > LL C/) C G U)°0 U) Q LOL�l Q U (1) Z) J Q i-- Co QQ U O =LLJ m LLJ m 0 2 d m H 0U o° w z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A1.1 17 g C D E F G H J K L M A7.1A7.1 y A7.2 A7.2 A7.2 A7.3 A7.3 A7.3 A7.3 SECOND FLOOR PLAN Scale 1/4" -0" D E F G H J K L M QC A7.1 A7.1 A7.2 A7.2 A7.2 A7.2 A7.3 A7.3 A7.3 A7.3 21/2" Z U) U) (D N E (n 92'-31/2" O Cu CY) �l V W W 0 No a) 101_0" a) m J =5.� CO 5_31/2° V-21/2 151-31/2" � a 13'-10" 1'-11'h" 22'_41/2° 2'-0" 13'_10" ° 15'-31/z" 1'_21/2° 6' 9'-6" N 0')0 M -0m O 'IT M Q(n 4'-31/2" 7'-0" 4'-0" 6'-11" 6-11" 4'-4" 13'-81/2" 4'-4" 6-11" 6-11" 4'-0" 7'-0" 41-31/2" O , O 2'_31/2" 2'-0" 2'-0" 1 2'-0" 0 2'-0" 2'-0" r 3'-0" 3'-0" 2'-0" 21_31/2" (7 N 1' 31h" o o I BEDROOM #3 BEDROOM #4 8'-1"CLG. 8'-1" CLG. DECK #3 o o Q .: BEDROOM #2 FAMILY ROOM BEDROOM #5 co g o 9'-1"CLG. ...:..: 8'-1'CLG. : VOL CLG = N = °D g A7.0 A7.0 v N HALL #2 HALL #3 o -- Co q I I I I N CO 8'-1" CLG 8'-1" CLG I . QQ2= UP I L ` W ---- w LAU D _ A o N I 9'-1" CLG. WIC #1 BA #3 9�---------- ® ---------- ---------- 8 1 C LG. BA #4 9� T WIC #2 BA. #5 9'-1" CLG. _ DECK #1 A A7.0 A7.0 � DECK#2 9'-1" C 9'-1" CLG. I M II II II II II rLG. M M N 3'_91/2' 1'-6" 5'-10" 2'-0" 3'-0" 3'-0" 4'_51/2" 5-0" 4'-51/2" ii 2'-0" 5'-10" M ii 5'-31/2" 6'-6" 7'-10" 5'-6" 6'-51/2' 6-0" 13'-11" 8'-51/2' 6-0" 6'-6" 5'-6" 7'-10" 1'-6" 3'-6" 1'-6" 111_91/2' 74'_0" 6'-6" 6" 9'-6" 92'-31/2" 10'-0" ol 102'-6" SECOND FLOOR PLAN Scale 1/4" -0" D E F G H J K L M QC A7.1 A7.1 A7.2 A7.2 A7.2 A7.2 A7.3 A7.3 A7.3 A7.3 SECOND FLOOR PLAN Scale 1/4" -0" No. 41068 EXP:3/31/19 CI U Q Z ^Q L.L E LU — J O o U o Z LL 2 Q z Z U) U) (D N E (n N O Cu CY) �l V W W 0 No a) c a) m J =5.� CO N ai LUQ = � a C) a C) o ° W Z W (n N 0')0 M -0m O 'IT M Q(n M O Qti Z WOaim Z O , O No. 41068 EXP:3/31/19 CI Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A2.0 12 Z Q W ^Q L.L z LU p J O o LU LL 2 Q z Z U) U) O Q LU Q U) Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A2.0 12 Q W z 00 o O > LL z C G U) U) CO Q LOL�l Q U (1) Z) Ji Q --Q m U Q WLU CO m p = � a Cy) H � C) o ° C G � W Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A2.0 12 M Cl) O LO O ti O N C Cu i r Q U Cu Cu IV 61-81/211 51-31/21' 5.6„ I 11-21/2'p 74'-0" 5'-31/2' 6.417x.708=(-4.543) 6.417x.708=(-4.543) 01 , x ry 6' 5, 65 xM 00 74.0 x 24.583 = 1819.142 ;f?vy,. fx: exrn:F�.x M.:•:x`�sM:x xrt:: co LO m x 4.0 X � co o00 - :$iz?fs�::,;.::.:4^r,:sr,:.M.`fn:N^F+z?F•,y±' N vsrx::.Frxn:"F :vn:.vvFx:«..fx::Myn ori 4.417 x 4.833 = (-21.347 ) x x MMM: xx^::xM<MFx :x X 4.0 x 4.583 = ( 18.332 ) N N 41-01141-51141-01111-81/211, 1.5x3.25=4.875 1.708x1.708=(-2.917) (`7 ���i�'�y:�ynS3�•. ��`�`+''<.:L.xM..wir F'z^F�o : ti v Ln - -- .. t.... :nF�': s�N::t•;y:: �F:M::.i+:.N: ?iF' ! y��X'.nF'. I I I I .. O eFX:ti.+::NYF+e`rF:-'eN...: e2r' ifx:yeyfF.M1: ::.�:��i±e`.'%�ifx.X •'y2'ftg. yM �.� I I I I � -y 13.0 x 4.0 = ( -52.000 ) OPEN VOLUME AREA OPEN VOLUME AREA 6'-6" x 6'-6" = 42.25' 5.292 x 15.0 = 79.38 5'-6" x 3'-0" = 16.5' BY T-6" VERTICAL MIN. 5'_3 /z 1.5 x 3.25 = 4.875 6-8-1/2" x 9'-0" = 60.372' 74.0 x 24.583 = 1819.142 5'-6" x 3'-0" = 16.5' 3'-91/2' V-6" 13'-0" 74'-0" 6-6" 5.292 x 18.083 = 95.695 10'-6" x 3'-3" = 34.125' SUB -TOTAL = 1999.092 12'-0" x 64" = 79.996' 61-81/211 51-31/211 6.417x.708=(-4.543) TOTAL = 207.493 BY T-6" VERTICAL MIN. 12'_0" 6.417 4.0 x 3.0$ ( (12.000 ) 4.417x4.833=(-21.347) 4.0x4.583=(-18.332) 1.708x1.708=(-2.917) 13.0x4.0=(-52.000) SUB -TOTAL = ( -115.682 ) 1883.410 SECOND FLOOR PLAN Scale: 1/4"=1'-0" No. 41068 EXP:3/31/19 CI U V) Q Z Z O E ^J^ LL - LL O U Lu J Z J >LL 0(.) W 11 LL O N E (n N O Cu O7 �l V W W 0 No c a) m J ) .� a) ate) Lu Q d 0 a 0U o° W Z W cn a) 0')m CO 0 -0 O 'IT M Q(n M O Qti Z W O a 0 , O � No. 41068 EXP:3/31/19 CI Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A2.1 ?0 Z V) Q Z W O Z ^J^ LL LL 0 Lu J O J >LL 0(.) W 11 LL < U) U LOL�l z U Lu O� Q m QQ U O= W W d m '^^ VJ VJ �/'� Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A2.1 ?0 Q W Z 0 0 O0 LL >LL to 2 � m Q LOL�l Q U Lu J Q m QQ U O= W CO m p 0 Q 2 d m H 0U o° C G � W Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A2.1 ?0 Fmir 6 C C MW g C D E F G H J K L M A7.1 A7.1 A7.2 A7.2 yA7.3 A7.3 A7.3 A7.3 C D E F G H J K L M A7.1 A7.1 A7.2 A7.2 A7.2 A7.2 A7.3 A7.3 A7.3 A7.3 THIRD FLOOR PLAN Scale: 1/4"=1'-0" No. 41068 EXP:3/31/19 CI U Q Q J z E — w0 J 0 O U J LL z Q >LL z 2 U) (D N E (n N O Cu CY) �l V LU W 0 No c a) m J � Co N LU Q = � 0- m a C) o ° W z W (n N 0')0 M -0m O 'IT M Q(n M O Qti z W O N z O , O No. 41068 EXP:3/31/19 CI Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A3.0 20 Z Q Q J Wz w0 J 0 � LU J LL LU Q >LL z 2 U) �./� W Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A3.0 20 Q Wz 0 O 0 00 >LL z U) �./� W Q LOL�l Q U cwn J Q i-- m Q U Q W � Co w o Q = � 0- m C) o ° w z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A3.0 20 CO Cl) O LO O ti O N C Cu i r Q U Cu Cu If 9n,_a1 15.75 x 2.375 = 37.406 20.375 x 15.75 = 320.906 13.917 x 4.458 = 62.041 6.333 x 5.417 = 34.305 SUB -TOTAL = 454.658 4.0x3.833=(-15.332) 4.417x4.833=(-21.347 ) 4.0x5.125=(-20.500) 2.0x1.042=(-2.084) 13.0x4.0=(-52.000) SUB -TOTAL = (-111.263 ) 343.395 THIRD FLOOR PLAN Scale: 1/4"=1'-0" No. 41068 EXP:3/31/19 CI U C/) Z Z Z J O E — 00 O U Lu J Z > LL U J Lu z � (D N E (n N O Cu CY) �l V W W 0 No c a) m J ) .� a) ate) Lu Q d C? Cu_ C)U C) W Z W cn a) 0')m CO 0 -0 O 'IT M Q(n M O Qti Z W O a 0 , O � No. 41068 EXP:3/31/19 CI Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A3.1 21 C/) Z Z Luz J O 00 Q Lu J O > LL U J Lu z � Q Q U LOL�l D . Lu J Q i-- m Q 2 � W (Lu) U LLJ m 0 (n Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A3.1 21 Q Luz 00 0 O LL O > LL z C G � CO Q LOL�l Q U Lu J Q i-- m Q U Q O= W (Lu) m LLJ m 0 2 d m H C)U C) C G � W Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A3.1 21 6 C C g 1 MI -R" ROOF PLAN Scale: 1/4"=1'-0" No. 41068 EXP:3/31/19 CI U JJ LU Z LL LU E U) — 00 O U O 0 Z > LL C/) (D N E (n N O Cu CY) �l V LU W 0 No c a) m J ) .� a) ate) LUQ Q = � a C? a C)U C) W Z W cn a) 0')m CO 0 -0 O 'IT M Q(n M O Qti z W O N O , O No. 41068 EXP:3/31/19 CI Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A5.0 22 Z JJ LU LU LL LU O U) 0 00 Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A5.0 22 Q Wz 00 O 0 O > LL C/) �./� W Q LOL�l Q U (1) Z) J ¢ i-- m Q U Q o W � m w o Q = � a m C)U C) w z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A5.0 22 MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' TOP of RAIL'G ABV. FIN. SURFACE TOP of SHT'G 29.333' TOP PLATE 28.25' 1 HDR. HGT. o= TOP of RAI UG Z ABV. FIN. SURFACE 0 Z F— rn E m N TOP of SHT'G 29.333' O U J TOP PLATE 28.25' W � I HDR. HGT. U) O SIDE PROPERTY E V (n LINE Q N W W 0 o TOP of RAI UG Z ABV. FIN. SURFACE 0 Z F— io E ih N TOP of SHT'G 29.333' O U J TOP PLATE 28.25' W � I HDR. HGT. U) 0 SIDE PROPERTY E W (n LINE Q N W W 0 Q c N I I TOP of SHT'G 20.166' m g SIDE PROPERTY LINE TOP of SHT'G 20.166' TOP PLATE 19.083' TOP of CURB 11.50' EST. GRADE 10.19' MAX. BLDG. H SLOPED ROOI MAX. BLDG. H FLAT ROOFS / RAIL' TOP PLA - H[ SIDE PROP TOP of SHT'c TOP PLATT H[ EST. GRA[ TOP of SL) 24" MAX MAX. BLDG. HGT. FOR RI (1PFIl R(1nFR 39 19' REAR ELEVATION Scale: 1/4"=1'-0" i n, -n• - FRONT ELEVATION Scale: 1/4"=1'-0" MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' MAX. BLDG. HGT. FOR FLAT ROOFS / RAI UG. 34.19' TOP PLATE 29.25' HDR. HGT. SIDE PROPERTY ° LINE TOP of SHT'G 20.166' TOP PLATE 19.083' HDR. HGT. V, EST. GRADE 10.19' TOP of SLAB 10.00' 1'-1" m rn 0 V N TOP of RAI UG Z ABV. FIN. SURFACE 0 Z F— io E ih W J TOP of SHT'G 29.333' O U J TOP PLATE 28.25' W � I HDR. HGT. U) 0 SIDE PROPERTY E W (n LINE Q o� W W 0 Q c N I I TOP of SHT'G 20.166' J I CO TOP PLATE 19.083' Lu L Of d m L I � o ° 0 1 M N ITOP of CURB 11.50' REAR ELEVATION Scale: 1/4"=1'-0" i n, -n• - FRONT ELEVATION Scale: 1/4"=1'-0" MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' MAX. BLDG. HGT. FOR FLAT ROOFS / RAI UG. 34.19' TOP PLATE 29.25' HDR. HGT. SIDE PROPERTY ° LINE TOP of SHT'G 20.166' TOP PLATE 19.083' HDR. HGT. V, EST. GRADE 10.19' TOP of SLAB 10.00' 1'-1" m rn 0 V N No. 41068 EXP:3/31/19 a�CIVI�� vJ Z Q 0 Z F— E — W J ''' ' I..I.J O U J Z W � Fu U) 0 (D N E W (n N Q CY)l V W W 0 Q c N m J I CO N Lu 2 Of d m a 0U o ° W Z(n W M N CO 0')0 M -0m C: tf 'IT M Q(n M Qti Z WOaim Z No. 41068 EXP:3/31/19 a�CIVI�� Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A6.0 2s vJ Z Q 0 W F— Z \Q W J ''' ' I..I.J � J W W W 2 U) 0 L.1_ Q W ILL Q X cwn W Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A6.0 2s Q W Z 0 ry O 0 LL0 >LL C/) C C m Q ILL Q U cwn Jl­-Q Q m U Q W I CO m p 2 Of d m H � 0U o ° r w Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A6.0 2s t I I — — — — — — — — — — — — — — — — — — — — — M TOP of SHT'G 30.333' TOP PLATE 29.25' r ti M co n M TOP of SHT'G 20.166' m m r i 0 U TOP PLATE 19.083' REAR PROPERTY LINE LTJ TOP of CURB 11.50' 1-1 LOGGIA BEYOND - TO REMAIN OPEN — U MAX. BLDG. HGT. FOR \ Q SLOPED ROOFS 39.19' — — — — — — — — — — — MAX. BLDG. HGT. FOR I I \ � FLAT ROOFS / RAIL'G. 34.19' — \ — — — — — — FM M TOP PLATE 29.25' Lu 1-1 wJ (� FRONT ' C? E 11�— PROPERTY \\ a� N / o� LINE \\ ` w / N O N m N .Cu \ T P of SHT'G 20.166' Q ap TOP PLATE 19.083' Cu \ UC W [A / w 0 / 00 \ CO � M 0 m 0) (o ^p \ \ z / \ N \ co r - 9>0 / 00�� PROPERTY —A O ! EST. GRADE 10.19' TOP of SLAB 10.00' \CP CPO -7,7,, LINE 1 _ / \ EST. GRADE 10.19' r t I I — — — — — — — — — — — — — — — — — — — — — M TOP of SHT'G 30.333' TOP PLATE 29.25' r ti M co n M TOP of SHT'G 20.166' m m r i 0 U TOP PLATE 19.083' REAR PROPERTY LINE LTJ TOP of CURB 11.50' 1-1 LOGGIA BEYOND - TO REMAIN OPEN — O ^^. ^^ 5 O� \ U o \ Q o I \ � /' — \ FM M / Lu 1-1 wJ (� - / E O (n / \ ` w / N C N m 1 TOP of SHT'G 20.166' Lu .Cu \ Lu Q ap [O Cu \ UC W [A HDR. HGT. w 0 (n 00 \ CO � M 0 m [O z / \ N FRONT co r - c) / PROPERTY —A LINE 1 _ / \ EST. GRADE 10.19' r TOP of SLAB 10.00' 0 ^O A g W 00 \ / F / / , C) = \ ) ` o) \ co \ io N O ^^. ^^ 5 O� \ U o \ Q o I \ � /' — \ FM M / Lu 1-1 wJ (� - (D N E O (n / Q ` w / N C "HEIGHT CERTIFICATION REQUIRED" LOGGIA BEYOND TO REMAIN OPEN — — ih r ZD U o O Q o I N � /' — N FM M Z Lu 1-1 wJ (� - (D N E O (n N Q ` w V N C N m 1 TOP of SHT'G 20.166' Lu .Cu \ Lu Q ap [O Cu \ UC W [A HDR. HGT. w 0 (n 00 \ CO � M 0 m [O z / \ N FRONT co r - c) / PROPERTY —A LOGGIA BEYOND TO REMAIN OPEN — — ih r ZD U o O Q o I N � /' — N o U OO LL Z Lu 1-1 wJ (� - (D N E O (n N Q ` w V N C N m 1 TOP of SHT'G 20.166' Lu .Cu \ Lu Q ap [O Cu \ UC W CO HDR. HGT. w Z W (n \ CO � M 0 m [O z / \ N FRONT co r - c) / PROPERTY —A LINE 1 EST. GRADE 10.19' TOP of SLAB 10.00' LOGGIA BEYOND TO REMAIN OPEN — — ih r ZD MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' — — — — — — — — — — — — — — — I MAX. BLDG. HGT. FOR — — — — — — — — — — — — FLAT ROOFS / RAIL'G. 34.19' TOP of SHT'G 30.333' TOP PLATE 29.25' ` U o O Q o I N � /' — N o U OO LL Z Lu 1-1 wJ (� - (D N E O (n N Q ` w V N C N m 1 TOP of SHT'G 20.166' Lu .Cu \ Lu Q ap [O Cu \ UC W CO HDR. HGT. w Z W (n N CO � M 0 -0 OO [O z Q(n M N FRONT r - c) MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' — — — — — — — — — — — — — — — I MAX. BLDG. HGT. FOR — — — — — — — — — — — — FLAT ROOFS / RAIL'G. 34.19' TOP of SHT'G 30.333' TOP PLATE 29.25' ` U o O Q o I N 1 I � I C' 1 TOP of SHT'G 20.166' TOP PLATE 19.083' 6'� I I I K— REAR PROPERTY N I LINE \t_7 RB 11.50' \� LQ S RIGHT SIDE ELEVATION Scale 1/4"=1'-0" "HEIGHT CERTIFICATION REQUIRED" t t t I t tt ttt t t tt t t t t t tt — — — — — — — — — — , \ ----------^--r L\1 O r , , I p ` D O II • r- -------------- II II C II it MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' t t t t t t ttt t t t t t t t t t tt t I LOGGIA BEYOND I MAX. BLDG. HGT. FOR FLAT ROOFS / RAI UG. 34.19' -- TO REMAIN OPEN -- — -- -- -- —-------- LEFT SIDE ELEVATION Scale 1/4"=1'-0" LL TOP PLATE 29.25' HDR. HGT. No. 41068 EXP: 3/31/19 a�CIVI U Q o Z O � O — N o U OO LL Z Lu wJ (� - (D N E O (n N Q M w W 0 N C N m 1 TOP of SHT'G 20.166' Lu .Cu N ami Lu Q 0'_ d 1 TOP PLATE 19.083' Cu 0 UC W CO HDR. HGT. w Z W (n N CO � M 0 -0 OO m z Q(n M Q FRONT r - c) PROPERTY —A LINE 1 EST. GRADE 10.19' TOP of SLAB 10.00' �x ^O A g No. 41068 EXP: 3/31/19 a�CIVI U Q Z Z O E — o U OO LL Z Lu wJ (� U) (D N E (n N Q 0)l V w W 0 N C N m J Lu .Cu N ami Lu Q 0'_ d C? Cu 0 UC W CO w Z W (n N CO � M 0 -0 OO m W Q(n M Q ti c) No. 41068 EXP: 3/31/19 a�CIVI Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A6, 1 Q Z O Z NWN Q OO LL Lu wJ � U) J Lu W w Q 0� U) J O m Q U Q W Lu w m O -- 0'_ d (yi X 0 UC W Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A6, 1 Q Z NWN 0 OO LL >LL U C C G U) co Q Lu Q U cwn J Q m Q U Q W Lu CO m O -- 0'_ d (yi NH�/ L L 0 UC CO G � W Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A6, 1 c a MAX. BLDG. HGT. FOR ci nRFn RnnFc qq 10, I 0 6) N M M O Ln 0 ti 0 N C f6 i m r Q U 2 g N "HEIGHT CERTIFICATION REQUIRED" MAX. BLDG. HGT. FOR SI C)PFn RC1()FS'IQ 1Q' SECTION "F" SCALE : 1 /4" =:l: -O::] W MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' LOGGIA TOP PLATE 36.916' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' L — — ih TOP of RAIL'G ABV. FIN. SURFACE M TOP of SHT'G 29.333' 00 TOP PLATE TOP of SHT'G 20.166' TOP PLATE 19.083' I I TOP of CURB 11.50' I EST. GRADE 10.19' L "HEIGHT CERTIFICATION REQUIRED" LOGGIA � VOL. CLG. 00 MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' LOGGIA TOP PLATE 36.916' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.1 1? TOP PLATE 30.833' 1 JTOP of SHT'G 29.333' TOP PLATE 28.25' BEDROOM #3 WIC #1 8'-1" CLG. 9'-1" CLG. I TOP of SHT'G 20.166' 00 GARAGE T-7" CLG. SECTION "E" SCAL:E1 0" 00 TOP PLATE 19.083' 1'-1"I K— SIDE PROPERTY I LINE ITOP of CURB 11.50' J EST. GRADE 10.19' MAX. BLDG. HGT. FOR Q Z z MAX. BLDG. HGT. FOR O I "HEIGHT CERTIFICATION REQUIRED" — — — — SLOPED ROOFS 39.19' 00 o U I z w > LL I MAX. BLDG. HGT. FOR I co BONUS ROOM 0? E \ I I MAX. BLDG. HGT. FOR N Q FLAT ROOFS / RAIL'G. 34.19' VOL. CLG. W 0 a) `\ (L) m J (LU is FLAT ROOFS / RAIL'G. 34.19' UJ Q 0- C? I �U x ROOF DECK #1 w Z W I a) 0') � ih M \ M Q ti FAMILY ROOM O ai Z 0-) \ TOP of SHT'G 30.333' 8'-1" CLG. 00 \ \ I TOP PLATE 29.25' I X HALL #1 9'-1" CLG I I I I HDR. HGT. @ 9' CLG. L SECTION "F" SCALE : 1 /4" =:l: -O::] W MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' LOGGIA TOP PLATE 36.916' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' L — — ih TOP of RAIL'G ABV. FIN. SURFACE M TOP of SHT'G 29.333' 00 TOP PLATE TOP of SHT'G 20.166' TOP PLATE 19.083' I I TOP of CURB 11.50' I EST. GRADE 10.19' L "HEIGHT CERTIFICATION REQUIRED" LOGGIA � VOL. CLG. 00 MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' LOGGIA TOP PLATE 36.916' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.1 1? TOP PLATE 30.833' 1 JTOP of SHT'G 29.333' TOP PLATE 28.25' BEDROOM #3 WIC #1 8'-1" CLG. 9'-1" CLG. I TOP of SHT'G 20.166' 00 GARAGE T-7" CLG. SECTION "E" SCAL:E1 0" 00 TOP PLATE 19.083' 1'-1"I K— SIDE PROPERTY I LINE ITOP of CURB 11.50' J EST. GRADE 10.19' GARAGE K— SIDE PROPERTY T-7" CLG. I LINE TOP of CURB 11.50' TOP of CURB 11.50' EST. GRADE 10.19'_ — — — — — — — — — — — — — — — — — — — — – EST. GRADE 10.19' SECTION "D" SCALE: 1/4"=1'-0" MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' :L io M TOP of SHT'G 30.333' TOP PLATE 29.25' I HDR. HGT. @ 9' CLG. o m m co N t` N I TOP of SHT'G 20.166' TOP PLATE 19.083' MAX. BLDG. HGT. FOR "HEIGHT CERTIFICATION REQUIRED" SLOPED ROOFS 39.19' I MAX. BLDG. HGT. FOR FLAT ROOFS/ RAIL'G. 34.19' io TOP of SHT'G 30.333' M TOP PLATE 29.25' BEDROOM #2 9'-1" CLG. M TOP of RAIL'G ABV. FIN. SURFACE TOP of SHT'G 20.166' cn TOP PLATE 19.083' °° GARAGE - SIDE PROPERTY T-7" CLG. I LINE TOP of CURB 11.50' TOP of CURB 11.50' EST. GRADE 10.19' EST. GRADE 10.19' SECTION "C" SCALE 1/4"=1'-0" 0 m N q m N MAX. BLDG. HGT. FOR Q Z z MAX. BLDG. HGT. FOR O SLOPED ROOFS 39.19' — "HEIGHT CERTIFICATION REQUIRED" — — — — SLOPED ROOFS 39.19' 00 o U o LL z w > LL I MAX. BLDG. HGT. FOR I (� U) (D CV E I I MAX. BLDG. HGT. FOR N Q FLAT ROOFS / RAIL'G. 34.19' LU W 0 a) c (L) m J (LU is FLAT ROOFS / RAIL'G. 34.19' UJ Q 0- C? a �U Ippippippip ROOF DECK #1 w Z W (q a) 0') � ih M Q(n M Q ti W O ai Z 0-) TOP of SHT'G 30.333' TOP of SHT'G 30.333' TOP PLATE 29.25' TOP PLATE 29.25' I I HDR. HGT. @ 9' CLG. N 0) BEDROOM #2 9'-1" CLG. 9'-1" CLG. 0 N I I I I TOP of SHT'G 20.166' TOP of SHT'G 20.166' TOP PLATE 19.083' TOP PLATE 19.083' EIEI GARAGE K— SIDE PROPERTY T-7" CLG. I LINE TOP of CURB 11.50' TOP of CURB 11.50' EST. GRADE 10.19'_ — — — — — — — — — — — — — — — — — — — — – EST. GRADE 10.19' SECTION "D" SCALE: 1/4"=1'-0" MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' :L io M TOP of SHT'G 30.333' TOP PLATE 29.25' I HDR. HGT. @ 9' CLG. o m m co N t` N I TOP of SHT'G 20.166' TOP PLATE 19.083' MAX. BLDG. HGT. FOR "HEIGHT CERTIFICATION REQUIRED" SLOPED ROOFS 39.19' I MAX. BLDG. HGT. FOR FLAT ROOFS/ RAIL'G. 34.19' io TOP of SHT'G 30.333' M TOP PLATE 29.25' BEDROOM #2 9'-1" CLG. M TOP of RAIL'G ABV. FIN. SURFACE TOP of SHT'G 20.166' cn TOP PLATE 19.083' °° GARAGE - SIDE PROPERTY T-7" CLG. I LINE TOP of CURB 11.50' TOP of CURB 11.50' EST. GRADE 10.19' EST. GRADE 10.19' SECTION "C" SCALE 1/4"=1'-0" 0 m N q m N � No. 41068 z � EXP: 3/31/19 A sTgT civ)v ���P FBF CA��F� U Q Z z O E — ILL 00 o U o LL z w > LL U) (� U) (D CV E (n N Q I)l V LU W 0 a) c (L) m J (LU is a) ate) UJ Q 0- C? a �U Ippippippip o° w Z W (q a) 0') � OO M Q(n M Q ti W O ai Z 0-) � No. 41068 z � EXP: 3/31/19 A sTgT civ)v ���P FBF CA��F� Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.1 Q Z w O z ILL 00 U o LL O w > LL U) Lu w U) m Q z Lou� Q 0 cwn J J_ m Q U Q D w (LU m Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.1 Q w z 00 o LL O > LL to CC G U) m Q Lou� Q U cwn J Q m Q U Q o w (LU 00m o — Q = 0- � �U o° C G r W Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.1 M M O LO 0 ti O N C f6 i m r Q U rm If m M m N W 0 c N MAX. BLDG. HGT. FOR MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19'— — — — — "HEIGHT CERTIFICATION REQUIRED" — — — — — — — SLOPED ROOFS 39.19' TOP PLATE 36.583' TOP PLATE 36.583' MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' FLAT ROOFS / RAIL'G. 34.19' TOP of RAIL'G \ TOP of RAIL'Gco cn ABV. FIN. SURFACE LOGGIA #2 ABV. FIN. SURFACE VOL. CLG. TOP of SHT'G 29.333' TOP of SHT'G 29.333' TOP PLATE 28.25' TOP PLATE 28.25' TOP of SHT'G 20.166' i TOP PLATE 19.083' i I I EST. GRADE 10.19' TOP of SLAB 10.00' BEDROOM #4 8'-1" CLG. BED. #5 8'-1" CLG. WIC #2 8'-1" CLG. co] TOP of SHT'G 20.166' Q TOP PLATE 19.083' GREAT ROOM KITCHEN 9'-1" CLG. 9'-1" CLG. w m K— SIDE PROPERTY LINE EST. GRADE 10.19' TOP of SLAB 10.00' LOGGIA #2 U) o U O0 L SECTION "K" SCALE: 1/4"=1'-0" MAX. BLDG. HGT. FOR RI ()PFI) RCH)F.q 1Q' "HEIGHT CERTIFICATION REQUIRED" — — — — — — — — — — — I UP of SLAB 1400' MAX. BLDG. HGT. FOR RI C1PFf1 Rnc)p(; 39 19' --1 SECTION "J" SCAL:E1 4" = 1'-0" 0 N 1 UP of SLAB 10.00' m w MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19'— "HEIGHT CERTIFICATION REQUIRED" — — — — TOP PLATE 36.583' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' BONUS ROOM00 TOP PLATE 31.333' VOL. CLG. TOP of SHT'G 29.333' TOP PLATE 28.25' i TOP of SHT'G 20.166' TOP PLATE 19.083' i I I EST. GRADE 10.19' TOP of SLAB 10.00' FAMILY ROOM 8'-1" CLG. BEDRM. #1 9'-1" CLG MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' TOP PLATE 36.583' 7,M I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' F - SECTION "H" SCALE: 1/4"=1'-0" MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' TOP PLATE 36.583' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' — ih TOP PLATE @ SHED ROOF 0 TOP of SHT'G 29.333' TOP PLATE 28.25' i TOP of SHT'G 20.166' TOP PLATE 19.083' i I I EST. GRADE 10.19' TOP of SLAB 10.00' "HEIGHT CERTIFICATION REQUIRED" BONUS ROOM VOL. CLG. FAMILY ROOM HALL #3 8'-1" CLG. 8'-1" CLG. BEDRM. #1 HALL #1 9'-1" CLG 9'-1" CLG TOP of SHT'G' TOP PLATE 28.25.25'' i o, 00 N 0 v N TOP of SHT'G 20.166' TOP PLATE 19.083' SIDE PROPERTY LINE I I EST. GRADE 10.19' TOP of SLAB 10.00' MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' TOP PLATE @ ELEVATOR ROOF TOP PLATE @STAIR ROOF Ell I TOP of SHT'G 33' TOP PLATE 28.25' – i TOP of SHT'G 20.166' TOP PLATE 19.083' SIDE PROPERTY LINE I I -- — — — — EST. GRADE 10.19' TOP of SLAB 10.00' SECTION "^" SCALE 1/4"=1'-0" 1'-1" Q) 0 N N U z Q 0 z w E ��' LOGGIA #2 U) o U O0 L z z >LL 0 z CC G VOL. CLG. N E m (n N Q I) W W 0 Q I N x J LU I N ami uj BEDROOM #4 ( BATH #4 ' HALL #3 I O 8'-1" CLG. 8'-1" CLG. 8'-1"CLG. I I I — CO 0')0 M -0m O t GREAT ROOM KITCHEN Q(n _ M O Q C,4 9'-1'CLG. W o I I — 9'-1" CLG. 11 1 I I SECTION "J" SCAL:E1 4" = 1'-0" 0 N 1 UP of SLAB 10.00' m w MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19'— "HEIGHT CERTIFICATION REQUIRED" — — — — TOP PLATE 36.583' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' BONUS ROOM00 TOP PLATE 31.333' VOL. CLG. TOP of SHT'G 29.333' TOP PLATE 28.25' i TOP of SHT'G 20.166' TOP PLATE 19.083' i I I EST. GRADE 10.19' TOP of SLAB 10.00' FAMILY ROOM 8'-1" CLG. BEDRM. #1 9'-1" CLG MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' TOP PLATE 36.583' 7,M I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' F - SECTION "H" SCALE: 1/4"=1'-0" MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' TOP PLATE 36.583' I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' — ih TOP PLATE @ SHED ROOF 0 TOP of SHT'G 29.333' TOP PLATE 28.25' i TOP of SHT'G 20.166' TOP PLATE 19.083' i I I EST. GRADE 10.19' TOP of SLAB 10.00' "HEIGHT CERTIFICATION REQUIRED" BONUS ROOM VOL. CLG. FAMILY ROOM HALL #3 8'-1" CLG. 8'-1" CLG. BEDRM. #1 HALL #1 9'-1" CLG 9'-1" CLG TOP of SHT'G' TOP PLATE 28.25.25'' i o, 00 N 0 v N TOP of SHT'G 20.166' TOP PLATE 19.083' SIDE PROPERTY LINE I I EST. GRADE 10.19' TOP of SLAB 10.00' MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' TOP PLATE @ ELEVATOR ROOF TOP PLATE @STAIR ROOF Ell I TOP of SHT'G 33' TOP PLATE 28.25' – i TOP of SHT'G 20.166' TOP PLATE 19.083' SIDE PROPERTY LINE I I -- — — — — EST. GRADE 10.19' TOP of SLAB 10.00' SECTION "^" SCALE 1/4"=1'-0" 1'-1" Q) 0 N N No. 41068 EXP: 3/31/19 a\cIv U z Q 0 z w E — U) o U O0 L z z >LL 0 z CC G U N E m (n N Q I) W W 0 Q c O N m J LU 4– .CU N ami uj Q = ( U ,j ' C) O U ° W z W (n N CO 0')0 M -0m O t M Q(n _ M O Q C,4 . W o Z 0 No. 41068 EXP: 3/31/19 a\cIv Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.2 vJ z Q 0 W w U W U) Lu w O0 L z >LL 0 z CC G U m Q m Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.2 Q W Z 0 O O0 L >LL z CC G U m Q Q U W Z) J Q m QQ U W LU CO m o -- Q = 0f a cy) C) o ° w Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.2 0 N q m N g O V N MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' i MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' TOP PLATE 28.25' HDR. HGT. @ 9' CLG. TOP of SHT'G 20.166' TOP PLATE 19.083' HDR. HGT. @ 9' CLG. EST. GRADE 10.19' TOP of SLAB 10.00' "HEIGHT CERTIFICATION REQUIRED" MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' i MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' MAX. BLDG. HGT. FOR SLOPED ROOFS 39.19' 1 MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 34.19' TOP PLATE 28.25' TOP of SHT'G 20.166' TOP PLATE 19.083' EST. GRADE 10.19' TOP of SLAB 10.00' SECTION IIM11 SCALE 1/4"=1'-0" TOP PLATE 28.25' HDR. HGT. @ 9' CLG. cD M TOP of SHT'G 20.166' TOP PLATE 19.083' HDR. HGT. @ 9' CLG. SIDE PROPERTY LINE EST. GRADE 10.19' TOP of SLAB 10.00' 10'-0" MAX. BLDG. HGT. FOR "HEIGHT CERTIFICATION REQUIRED" SLOPED ROOFS 39.19- - - - - - - - ___________1 SECTION 111-1' SCALE: 1/4"=1'-0" Al IX. BLDG. HGT. FOR AT ROOFS / RAIL'G. 34.19' �P PLATE 28.25' �P of SHT'G 20.166' �P PLATE 19.083' SIDE PROPERTY LINE T. GRADE 10.19' �P of SLAB 10.00' U o z Q 0 zE N U I* N r U) o U 0LL N z O Fa 10C C V N E m N N Q 1'-1" IX. BLDG. HGT. FOR AT ROOFS / RAIL'G. 34.19' �P PLATE 28.25' �P of SHT'G 20.166' �P PLATE 19.083' SIDE PROPERTY LINE T. GRADE 10.19' �P of SLAB 10.00' m U o z Q 0 zE N U I* — U) o U 0LL N z m No. 41068 EXP:3/31/19 a�CIVI�� U z Q 0 zE Lu U — U) o U 0LL z z � Fa 10C C N E m (n N Q cy)l V LU LU 0 N C N m WQ m COLu N Lu Q = 0f 0- cy)Dof a C) o ° Lu z w (n N C0 M 0 -0m O 'IT M Q(n M O Qti Z W O N Z No. 41068 EXP:3/31/19 a�CIVI�� Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.3 27 vJ z Q 0 W Lu U Lu U) Lu w 0LL 0 z >LL 0 10C C m Q m Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.3 27 Q W Z 0 ry O 0LL 0 >LL 10C C m Q LOL�l Q U Lu Ji Q --Q m U Q WQ m COLu m o Q = 0f 0- cy)Dof C) o ° w Z Plat Date & Time 8/29/2017 3:29 PM RAJ Project # 2017-05 REVISIONS Sheet A7.3 27 MI � w h to N 20' NEWPORT CHANNEL- .. SI TE� PACIFIC OCEAN - VICINITY MAP NO SCALE (BASIS OF BEARINGS) AI %O'Z1'Z/1^ 1Al 61.53' MN6 30.76' 30.71' MN6 . I I 153.92' I I N 72'31'30" W I I I Lq I I I CROSBY -052 O APNO6 LOT LINE (TYP.) ®° 0 I �0 BALBOA BOULEVARD (100' WIDE PUBLIC RIGHT OF WAY) 30.77' - - - 30.76' J T �b C N N q0)S O O Y Lo N M 0 MN9 `li y®��e� 1 APN: 047-252-08 APN: 047-252-07 w N Z o 00iNz N 72.31'25" W I MN10 THE LAND REFERRED TO HEREON IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: FOR APN/PARCELID(S): 047-252-07 LOT 16 OF BLOCK 10 OF TRACT NO. 234, IN THE CITY OF NEWPORT BEACH, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 13, PAGES 36 AND 37 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. THIS DESCRIPTION DESCRIBES ALL THAT REAL PROPERTY AS DESCRIBED IN PRELIMINARY REPORT IDENTIFIED AS CHICAGO TITLE COMPANY, ORDER NO. 7101407620 -CB, DATED MAY 8, 2014 AT 07:30 A.M. NOTES CORRESPONDING TO SCHEDULE "B": PRELIMINARY REPORT DEVELOPED BY CHICAGO TITLE COMPANY, ORDER NO.: 7101407620 -CB, DATED MAY 8, 2014 AT 07:30 A.M. NO PLOTTABLE ITEMS LISTED WITHIN THE PRELIMINARY REPORT. 1� 0 BLOCK 10 TRACT NO.234 M.B. 13136-39 I 215.45 �0� 153.86' I I MN10 184.51' 30.75' 10.00' 10.00' 173.85' 30.75' 184.50' N 72'31'25" W ALLEY (20' WIDE PUBLIC RIGHT OF WAY) 1000 W. BALBOA NEWPORT BEACH LAND AREA: 3,153 SQUARE FEET 0.07 ACRES SITE RESTRICTIONS: BUILDING ZONE: R-2 (TWO -UNIT RESIDENTIAL) ZONING DISTRICT. THE R-2 ZONING DISTRICT IS INTENDED TO PROVIDE FOR AREAS APPROPRIATE FOR A MAXIMUM OF TWO RESIDENTIAL DWELLING UNITS (I.E., DUPLEXES) LOCATED ON A SINGLE LEGAL LOT. FLOOD NOTE: BY GRAPHIC PLOTTING ONLY, THIS PROPERTY IS IN ZONE SHADED "X" OF THE FLOOD INSURANCE RATE MAP, COMMUNITY PANEL NO. 060227-0381-J, WHICH BEARS AN EFFECTIVE DATE OF 2-19-14 AND IS NOT IN A SPECIAL FLOOD HAZARD AREA. UTILITY NOTE: BASED ON VISUAL OBSERVATION, THE SUBJECT SITE IS SERVICED BY ALL THE NECESSARY UTILITIES REQUIRED TO MAINTAIN NORMAL OPERATION. UNDERGROUND UTILITY NOTE: THE UTILITY COMPANIES THAT SERVICE THIS PROPERTY (GAS, ELECTRIC, WATER, TELEPHONE, SEWER AND STORM DRAIN) WERE CONTACTED AT THE TIME OF THIS SURVEY. SUB SURFACE INFORMATION PROVIDED, IF ANY, HAS BEEN SHOWN ON THIS SURVEY. NO REPRESENTATION IS MADE AS TO THE ACCURACY, CURRENCY OR COMPLETENESS OF SAID INFORMATION. ABOVE GROUND UTILITIES HAVE BEEN LOCATED HEREON. BOULEVARD , CA 92661 BASIS OF BEARINGS: THE BEARING NORTH 72'31'30" WEST BEING THE CENTERLINE OF BALBOA BOULEVARD AS SHOWN ON RECORD OF SURVEY NO. 2012-1140, FILED IN BOOK 266, PAGE 22 OF SURVEYS IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA WAS USED AS THE BASIS OF BEARINGS FOR THIS SURVEY. 440.17' 0 N T � � I I 400.14' I I I N I I LOT LINE (TYP.) I I �0� 0� I I w I I z 399.97' 30.85' I � 0 MN4 MN4 50.86' MN5 439.95' SURVEYOR'S CERTIFICATION: THIS MAP CORRECTLY REPRESENTS A TOPOGRAPHIC AND BOUNDARY SURVEY FOR IMPROVEMENT LOCATIONS MADE BY ME OR UNDER MY DIRECTION ON MAY 15, 2017. TEDpY� OJANA, PLS 8583 LICENSE RES: 12/31/17 DATE OF LAST REVISION: 51517 DATE 0 10 20 40 60 GRAPHIC SCALE: 1"=20' re�LAND '3(, TEDDY GHANA -o J A * LS 8583 s9T� OF CA1-�F�/ 20' 1 N2 i �2 I— Ld LNd CK w z MN3 LEGEND: /t\ - FOUND MONUMENT AS NOTED • - FOUND MONUMENT AS NOTED O - SET MONUMENT AS NOTED MN1 - FOUND LEAD TACK & TAG TAGGED "LS5411" PER CORNER RECORD DOC. NO. 2013-2172B MN2 - FOUND BRASS PIN IN 4"X4" CONC. POST, IN WELL, ON. 1.0' PER R.S. NO. 2012-1140 R.S.B. 266/22 MN3 - FOUND TIED MANHOLE BY 4 LEAD & TAG SWING TIES TAGGED "LS4212" IN LIEU OF LEAD & TAG "LS4653" PER R.S. NO. 2005-1139 R.S.B. 215/49 MN4 - FOUND LEAD TACK & TAG TAGGED "LS4212" (ON LOT COR.) IN LIEU OF LEAD & TACK TAGGED "LS4653" PER R.S. NO. 2005-1139 R.S.B. 215/49 MN5 - FOUND LEAD TACK & TAG TAGGED "LS4212" (ON INTERSECTION OF C.L. OF ALLEY W/ S.W'LY PROD OF N.WLY LINE OF LOT 23) PER IN LIEU OF LEAD & TACK TAGGED "LS4653" PER R.S. NO. 2005-1139 R.S.B. 215/49 MN6 - FOUND LEAD & PIN HOLE (0 1' 0/S N.E'LY LOT LINE PROD.) IN LIEU OF LEAD TACK & TAG TAGGED "LS5411" PER R.S. NO. 2012-1140 R.S.B. 266/22 MN7 - FOUND LEAD & PIN HOLE (0 1' O/S N.E'LY LOT LINE PROD.) IN LIEU OF LEAD TACK & TAG TAGGED "LS8906" PER R.S. NO. 2012-1140 R.S.B. 266/22 MN8 - FOUND LEAD TACK & TAG TAGGED "LS8906" (0 1' 0/S) PER R.S. NO. 2012-1140 R.S.B. 266/22 MN9 - SET LEAD TACK & TAG TAGGED "LS8583" (ON P.L. PROD. 0 1' 0/S) MN10- SET LEAD TACK & TAG TAGGED "LS8583" (ON P.L. COR.) NOTE: MONUMENTS TO BE SET PRIOR GRADING. TOPOGRAPHIC & BOUNDARY SURVEY J.N. 2017-10 2g 18"SD 14 18"SD 18"SD 14 a APPROXIMATE LOCATION OF 18" RCP STORM DRAIN LINE 18"SD 18"SD 14 ELECTRICAL LINE 18"SS 0� 1811SS 18"SS 1811SS N5510" r� sr� .2c low '63�T0 'tel %C F� cl T T T< T T F I -STREETI I PARKI G- I L _ _ _ _ J L _ ^ _ _ _ J L APPROXIMATE LOCATION OF Y ^ > -N z r ^ TELEPHONE LINE a a N < N �w ¢ >II 00 o z 0 J +I � 0'-A.C. � - PAVEMENTS W ¢ n o ¢ z 3 m z 0 m a 11 0 0 0u N O Z U 7 J U BALB A BO LE ARD I (8.51 FS) 8.4 FS 7r— I — (8.40 FS) 8.43 FS A.C. PAVEMENTS � ON.CRETE,7�7Tq, NEIGHBORING HOUSE CORNER (3.6' N.'WLY OF P.L.) S.E'LY EDGE CONCRETE (0.1' N.W'LY OF P.L.) 0.3' N.W'LY OF P.L. JINDOW POP -OUT 2.9' N.W'LY OF P.L. (0.1' N.W'LY OF P.L.) CANOPY OVERHANG (0.7' N.W'LY OF P.L.) (5.5' S.E'LY OF P.L.) G 6219> 92.29'_ 9 � ,� N 72'31'30" W 0 A 94 9� I' 9a se '9>YUCCA �c tic TREE �G 95 W LANDSCAPED AREA- 0 REAUsJ o o. 9� (0.3' N.W'LY OF P.L.) NEIGHBORING HOUSE CORNER (3.8' N.'WLY OF P.L.) GABA GE sy F.F. = 11.00 E G 5,W -CONCR€T€- 6" „W E Q o 611-1911 ^ d AT&T - (888) 470-7901 o CITY OF NEWPORT BEACH (UTILITIES DEPT.) - N 644-3011 Lq X v ~ 542-6222 0 v X � O 720-4040 I- O ¢ W YUCCA TREE w w J 0Q U W W U H fn U w � H lY lY lY 3 ¢ > H N o 3 � L0 O p � WOOD FENCE �(TYP.) <s ATI 70? >3 NC 106 NG a o Fs M 00 BLOCK 10 N TRACT NO.234 �G MR 13136-37 �� Z / \WOOD FENCE r gTYP.) -A.C. N72'3'5"W 75' --� k/ 13.4' o. PAVEMENT - E G r_lI120 (9.9 NG) 4 COO o ® II HOUSE CORNER STORM DRAIN MANHOLE 2.3' DIA. RIM=7.52, INV=3.34 18"SD 5 0 5 10 20 30 GRAPHIC SCALE: 1"=10' UTILITY COMPANIES: SOUTHERN CALIFORNIA GAS COMPANY - (800) 6" SOTUHERN CALIFORNIA EDISON COMAPNY - (800) 611-1911 TREE AT&T - (888) 470-7901 } CITY OF NEWPORT BEACH (UTILITIES DEPT.) - (949) 644-3011 ADELPHIA CABLE - (949) 542-6222 COMMUNITY CABLEVISION - (949) 720-4040 w � P.L. - PROPERTY LINE W YUCCA TREE Z 0 0 0Q D A.C. - 0 H H U w H H ¢ ¢ Z W ¢ ¢ U O U OJ U O U O POINT OF BEGINNING SS - J CONC. - Q H W H ¢ U H H STORM DRAIN MANHOLE W/ - E'LY - U z ¢U U ¢ m=1m WESTERLY 0 L/A - X, XU W X d X o¢ o p O_ 0 �C7�w - FINISHED FLOOR co dl. FL - FLOW LINE d W d ¢0 <0 <r ¢o ¢ k/ 13.4' o. PAVEMENT - E G r_lI120 (9.9 NG) 4 COO o ® II HOUSE CORNER STORM DRAIN MANHOLE 2.3' DIA. RIM=7.52, INV=3.34 18"SD 5 0 5 10 20 30 GRAPHIC SCALE: 1"=10' UTILITY COMPANIES: SOUTHERN CALIFORNIA GAS COMPANY - (800) 624-8153 SOTUHERN CALIFORNIA EDISON COMAPNY - (800) 611-1911 TREE AT&T - (888) 470-7901 CITY OF NEWPORT BEACH (UTILITIES DEPT.) - (949) 644-3011 ADELPHIA CABLE - (949) 542-6222 COMMUNITY CABLEVISION - (949) 720-4040 1000 W. BALBOA BOULEVARD NEWPORT BEACH, CA 92661 TOPOGRAPHIC & BOUNDARY SURVEY OF LOT 16, BLOCK 10, TRACT NO. 234 FILED IN BOOK 13, PAGES 36-37 OF MAPS IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA LEGEND N. - NORTH S. - SOUTH - TREE E. - EAST O W. - WEST TYP. - TYPICAL DIA. - DIAMETER P.L. - PROPERTY LINE - YUCCA TREE NO. - NUMBER A.C. - ASPHALT CONCRETE R. - RECORD M. - MEASURED TO - TELEPHONE MANHOLE C.L. - CENTER LINE P.O.B. - POINT OF BEGINNING SS - SEWER MANHOLE CONC. - CONCRETE FD. - FOUND SD - STORM DRAIN MANHOLE W/ - E'LY - WITH EASTERLY - 4 PARKING METERS WILY - WESTERLY L/A - LANDSCAPED AREA - SIGN P/A - PLANTER AREA - CENTERLINE SYMBOL FS - FINISHED SURFACE FF - FINISHED FLOOR FL - FLOW LINE —18"SS - 18" SANITARY SEWER LINE GB - GRADE BREAK TW - TOP OF WALL 8"SS - SANITARY SEWER LINE (8" VCP) TC - TOP OF CURB 18"SD - STORM DRAIN LINE (18" RCP) NG - NATURAL GROUND 6"W - WATER LINE (6" PVC WATER MAIN) G - GAS LINE E - ELECTRICAL LINE T - TELEPHONE LINE TOPOGRAPHIC & BOUNDARY SURVEY J.N. 2017-10 ::�9 L= ■"w,TPA 10'-0" WM 10.95 TG \ x� s EX HOUSE NEW 6' HIGH CMU WALL NEW 42"HIGH CMU WALL NEW CMU WALL F.F = 11.80 12.10 TW NOT TO EXCEED NEW CMU WALL 6' MAX. IN HEIGHT 6 9.60 TG CANOPY OVERHANG NOT TO EXCEED CANOPY OVERHANG 1 // FROM EXISTING GRADE C2 8.70 7-E-\ 6' MAX. IN HEIGHT / 20'-0" FROM EXISTING GRADE 5'0„ • TG r6 .i Q9.60•• • Q .i �I • • - SLOPE ev ;_I ---------------------------------------- I T -r-- (3) STEPS ----- ------ ---, -� -- - - - O-- ------ -- OS --- 9.70 FL G 9.70 FL L-- 9.70 FL--- ------- -- 9.60 FL4yW�- DS S DS DS '( ! c HP 0 HP HP HP 0 F e g 0 0 , 6 4'7J SOLID PVC PIPE of C2 2% C2 C2SDR 35 C2 C2 ^ 410 PERF PIPE u Ilj �4% u I I GARAGE TSW = 11.90' I I I I INSTALL NEW SEWER LATERAL AND I y CLEANOUT PER CITY STD 406-L a 2% ILL cz .Q -I - __s POC SCO C� W 1. 1 L = 4' 310.80 TG - 2% 6" I I � I I M u u 8 u C2 u u 1 2 I C2 C2 I i h h II I r------- ----� -------------------- DS 0.8% 11.05 FL GB NEW CMU WALL NOT TO EXCEED / 6' MAX IN HEIGHT FROM EXISTING GRADE PROVIDE CONTINUOUS 3� GRAVEL BAGS OR FIBER ROLLSALONG ALL PROPERTYLINES FOR EROSION CONTROL PER NBMC, TYPICAL C2 C2 ( ) tin s 19.50 FSit 4 8 "oma ILL @ LANDING. s �� C2 'o G' o ow �. 7 4" 4" 7 9.40 TG C2 C2 8.40 /E �---i I co l i -- i i � 42' GH III E JI � - - I o WALL W�. TW - 12.10 J L DWELLING - -, FFE = 10.00'' C2 u 'q PAD = 9. 08oil ' cq - - e� n of l 2% �,�'to N ZtT II 1 III �I III ---o, II T� �•�-. J - - - - - 15' LONG PERF. PIPE 8.70 FS �9.75FS 4 I`-------IL--------JI II II O r ---- ---,r-------- II C2 �G 4'0 SOLID PVC PIPE rTy 2 so UP L� (SDR -35) C2 C2 960 �s r-, (2) 6"STEPS 70 70 9.70 FL -1L---- 9 -HPL ------J 9 �PLI L -------------- 9-HPL--------------9-HPL ----- I II I I I r_ BS II I I I I I I I � ODS DSO f ® yl E 1% 1% 1% 1% 1% 1% 1% 1% 1% - 1% 2% - - STEPS -------- \--------- \- - - - - -- - \--- - - - -- \- \ �i 11.25 FS PL N 17°28y TS 6 9.60 TG 6 9.60 TG 9.70 FL C2 8.50 /E C2 8.40IE HP 6 9.60 TG 6 9.60 TG C2 8.801E C2 8.701E�;-= _Cb 1b, Z X11 NEW CMU WALL NOT TO EXCEED 6' MAX. EX. HOUSE /N HEIGHT FROM F.F= 10.00 EXISTING GRADE EX. HOUSE F.F= 10.80 GRADING PLAN LEGAL DESCRIPTION: V-! 1 INSTALL NEW WATER METER 'I PER CITY STD 502-1 2% f 1. ANAPPPUBNc Z O W THE LAND REFERRED TO HEREON IS SITUATED IN THE z WORKACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. BW BACK OF WALK EX HOUSE NEW 6' HIGH CMU WALL NEW 42"HIGH CMU WALL NEW CMU WALL F.F = 11.80 12.10 TW NOT TO EXCEED NEW CMU WALL 6' MAX. IN HEIGHT 6 9.60 TG CANOPY OVERHANG NOT TO EXCEED CANOPY OVERHANG 1 // FROM EXISTING GRADE C2 8.70 7-E-\ 6' MAX. IN HEIGHT / 20'-0" FROM EXISTING GRADE 5'0„ • TG r6 .i Q9.60•• • Q .i �I • • - SLOPE ev ;_I ---------------------------------------- I T -r-- (3) STEPS ----- ------ ---, -� -- - - - O-- ------ -- OS --- 9.70 FL G 9.70 FL L-- 9.70 FL--- ------- -- 9.60 FL4yW�- DS S DS DS '( ! c HP 0 HP HP HP 0 F e g 0 0 , 6 4'7J SOLID PVC PIPE of C2 2% C2 C2SDR 35 C2 C2 ^ 410 PERF PIPE u Ilj �4% u I I GARAGE TSW = 11.90' I I I I INSTALL NEW SEWER LATERAL AND I y CLEANOUT PER CITY STD 406-L a 2% ILL cz .Q -I - __s POC SCO C� W 1. 1 L = 4' 310.80 TG - 2% 6" I I � I I M u u 8 u C2 u u 1 2 I C2 C2 I i h h II I r------- ----� -------------------- DS 0.8% 11.05 FL GB NEW CMU WALL NOT TO EXCEED / 6' MAX IN HEIGHT FROM EXISTING GRADE PROVIDE CONTINUOUS 3� GRAVEL BAGS OR FIBER ROLLSALONG ALL PROPERTYLINES FOR EROSION CONTROL PER NBMC, TYPICAL C2 C2 ( ) tin s 19.50 FSit 4 8 "oma ILL @ LANDING. s �� C2 'o G' o ow �. 7 4" 4" 7 9.40 TG C2 C2 8.40 /E �---i I co l i -- i i � 42' GH III E JI � - - I o WALL W�. TW - 12.10 J L DWELLING - -, FFE = 10.00'' C2 u 'q PAD = 9. 08oil ' cq - - e� n of l 2% �,�'to N ZtT II 1 III �I III ---o, II T� �•�-. J - - - - - 15' LONG PERF. PIPE 8.70 FS �9.75FS 4 I`-------IL--------JI II II O r ---- ---,r-------- II C2 �G 4'0 SOLID PVC PIPE rTy 2 so UP L� (SDR -35) C2 C2 960 �s r-, (2) 6"STEPS 70 70 9.70 FL -1L---- 9 -HPL ------J 9 �PLI L -------------- 9-HPL--------------9-HPL ----- I II I I I r_ BS II I I I I I I I � ODS DSO f ® yl E 1% 1% 1% 1% 1% 1% 1% 1% 1% - 1% 2% - - STEPS -------- \--------- \- - - - - -- - \--- - - - -- \- \ �i 11.25 FS PL N 17°28y TS 6 9.60 TG 6 9.60 TG 9.70 FL C2 8.50 /E C2 8.40IE HP 6 9.60 TG 6 9.60 TG C2 8.801E C2 8.701E�;-= _Cb 1b, Z X11 NEW CMU WALL NOT TO EXCEED 6' MAX. EX. HOUSE /N HEIGHT FROM F.F= 10.00 EXISTING GRADE EX. HOUSE F.F= 10.80 GRADING PLAN LEGAL DESCRIPTION: oAWORKM/NOQEEDFORALL LEGEND �" SLOPETODRAINS � 1. ANAPPPUBNc Z O 2% MIN, TYP THE LAND REFERRED TO HEREON IS SITUATED IN THE z WORKACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. BW BACK OF WALK PLANTING AREA CITY OF NEWPORT BEACH, COUNTY OF ORANGE, 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT TC TOP OF CURB , SLOPE TO DRAINS 2% MIN, TYP STATE OF CALIFORNIA AND IS DESCRIBED AS i INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT FL FLOW LINE U) o � FOLLOWS: m^ PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS FS FINISHED SURFACE 0 CONCRETE FINISH e o o DEPARTMENT INSPECTION, IFANY OF THE EXISTING PUBLIC = L, FOR APN/PARCEL IDI 047-252-07 IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW NG NATURAL GRADE • 4 0 DRAIN INLET Q O CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET FG FINISH GRADE O DOWNSPOUT- PROVIDE LOT 16 OF BLOCK 10 OF TRACT NO. 234, IN THE CITY Q PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. FF FINISH FLOOR ELEV. SPLASH BLOCK @ OF NEWPORT BEACH, IN THECOUNTY 0 SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK (E) EXIST/NG LANDSCAPED AREAS OF ORANGE, STATE OF CALIFORNIA, AS PER MAP SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS U RECORDED IN BOOK 13, PAGES 36 AND 37 INSPECTOR GFF GARAGE FINISH FLOOR OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON- TO TOP OF DRAIN ELEV. - WATER LINE COUNTY RECORDER OF SAID COUNTY. STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. TW TOP OF WALL -S- SEWER LINE ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY INV INVERT ELEVATION 4'0 PVC SCH 40 THIS DESCRIPTION DESCRIBES ALL THAT REAL COUNCIL POLICYL-6AND L-18. HP HIGH POINT INE PROPERTYAS DESCRIBED IN PRELIMINARY 4. AL '------ PERFO PERFORATED REPORTIDENTIF/ED AS CHICAGO TITLE COMPANY, SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRAC- SCO SEWER CLEAN OUT DRAIN LINE ORDER NO. 7101407620 -CB, DATED TOR OR ANA LICENSED GENERAL ENGINEERING CONTRACTOR. WM WATER METER g.00) EXISTING SPOT MAY 8, 2014 AT 07.30 A.M. 5. ALL WORK RELATED TO SEWER IN THE PUBLIC RIGHT-OF-WAY GB GRADE BREAK 8.00 ELEVATION SHALL BE PERFORMED BYA C-42 LICENSED PIPELINE CONTRAC- TG TOP OF GRATE ELEV. PROPOSED TOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. EA EDGE OF ALLEY PL ELEVATION BASIS OF BEARINGS. 6. ABANDONMENT OF EXISTING SEWER LATERALSHALL INCLUDE BM BENCHMARK PROPERTY LINE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOXAND THE WYE, TS TOP OF STEP R THE BEARING NORTH IFAPPLICABLE THE SEWER LATERAL BS BOTTOM OF STEP RIDGE 72°31'30" WEST BEING THE CENTERLINE OF BALBOA TSW TOP OF STEMWALL BOULEVARD AS SHOWN ON RECORD OF SURVEY NO. 2012-1140, FILED IN BOOK 266, PAGE 22 OF SURVEYS IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA WAS USED AS THE BASIS F BEAR/NGS FOR THIS SURVEY. lW"�: .i • ©9.30 TG 9.45 FG EJC DRIVEWAY NEW 6' HIGH CMU WALL NEW 42" HIGH CMU WALL 12.10 TW NOTE. - SURVEYOR SHALL PERMANENTLY MONUMENTPROPERTYCORNERS OR OFFSETS BEFORE STARTING THE GRADING OPERATION. CUT VOL UME = 200 CY FILL VOLUME= 200 C IMPORT = 0 CY EXPORT= 0 CY NOTE CONTRACTOR SHALLL VERIFY THE EARTHWORK QUANTITIES PRIOR TO START OF WORK VICINITY MAP Balboa Blvd O O QQ RELOCATE EX. "NO PARKING" SIGN Q�G^ObV V(°_ -'4)T , 4'0 SOLID PVC PIPE @ 2% SLOPE (SDR -35) a 1/4"= 1'-0" OWNER MICHAEL DeMORE 1033 W. BALBOA BLVD. NEWPORT BEACH, CALIFORNIA 92661 PROPERTYADDRESS 1033 W. BALBOA BLVD. NEWPORT BEACH, CALIFORNIA 92661 DESIGN PROFESSIONAL /N CHARGE ROD JEHEBER 410 32ND STREET, SUITE 202 NEWPORT BEACH, CALIFORNIA 92663 94917234393 RAJEHEBER@GMAIL.COM CIVIL ENGINEER RCE CONSULTANTS, INC. 17401 IRVINEA VENUE, SUITEA TUSTIN, CALIFORNIA 92780 9491466-9394 ALI@RCE-ENG.COM ALI REZAEI SOILS ENGINEER EGA CONSULTANTS, LLC 375-0 MONTE VISTA AVENUE COSTA MESA, CALIFORNIA 92627 9491642-9309 JOB #: DATE SURVEYOR OHANA LAND SURVEYORS 9 SPRINGTIDE LAGUNA NIGUEL , CA 92677 949/233-0739 TEDDYOHANA 1 No. 41068 EXP: 3/31/19 Q W � v m ti Z O z r� V s° a vi r w O , 0- i m Z U) o � m^ e C ? v e o o m No. 41068 EXP: 3/31/19 RCEPROJECT# PLOT DATE 1 812912017 REVISIONS SHEET c 1 Q W ti ti ti Z O z r� V RCEPROJECT# PLOT DATE 1 812912017 REVISIONS SHEET c 1 W z 0 0 O , 0- i LL Z U) J m Q W< O U 0 o o m = L, 5 J Q Q O LLJ w CO W Q O 2M 0 I -- U)Ua0 U C_ c Z RCEPROJECT# PLOT DATE 1 812912017 REVISIONS SHEET c 1 No. 41068 EXP: 3/31/19 LU T i 1 IRON GRATE PROP05ED BUILDING LINE ADJACENT BUILDING LINE ° INLET PIPE E CE5 GT EXISTING NEW SLAB/ FOOTING 1._O, I WALL5AND/OR TO op > LL Z CC G IL v �� J m Q 0- o DISCHARGE\/\\/\/\ FILL BOTTOM OF BASIN WITH GRAVEL, WRAP PIPE % /j EXI5TING NATURAL a 1 �\ ,�\\•\�\�\��/��/��� LLIm WITH FILTER FABRIC (WHERE OCCUi\ GRADE EXISTING NATURAL GRADE J PROPERTY LINE Q oLu w m GEOTECHNICAL ENGINEER TO PROVIDEE I O �//� D. EXCAVATION OPERATION. /.�j/i. DEPTH OF 2 d OVER-EXGAVATION i > CONTRACTOR SHALL NOTIFY TWO THIR05 WIDTH OF FOOTING I ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL TEN DAYS PRIOR m�U o� OR 1'-0" MIN. TO STARTING EXCAVATION WORK. OSSCALE PRECAST CONCRETE BOTTOMLESS CATCH BASIN NOITE22 5 NO SCALE Excavation @Property Line 51TE12 C_ c LuZ I 1< PROPERTY LINE TOP OF GRATE ELEVATION PER PLAN ADJACENT 2, 2916PROPERTY EQUAL EQUAL p —1. FINISH SURFACE, SLOPE TO DRAIN PER PLAN F DWELLING SLAB 1 (N) WALL AT PROPERTY LINE w U � 3 CONCRETE WALK WITH 5WALE TO DRAIN 1% MIN. z z f f 10/0 MIN. 1' (2% MIN. AT SOIL) 1 201b MIN. (2% AT 501L) INVERTELEVATION 9 0 --------- PER PLAN 1—Lf-u> p ... 1 4"0 DRAIN PIPE--- IPE U.N.O. PER PLAN U.N. 0. 9 - - WHERE 5HOWN 1 1 I AREA DRAIN @ HARDSCAPE NO SCALE SlTE47 6 DRAINAGE SWALE NO SCALE DEMORE 01 2 L TOP OF GRATE ELEV. LANDSCAPE AREA (TG) PER PLAN SLOPE @ 2% MIN. TYP. �g i a HARDSCAPE 6"MIN WIDE PEDESTRIAN SAFE FRAME 2 AND GRATE. 318" SLOT OPENING. SECTION EAST JORDAN IRONWORKS OR EQUAL (800) 874-0100 DIMENSIONS DETERMINED BY GRATE FRAMEDIMENSIONS. USEFRAMEAS FORM #4 REBAR TOP +BOTTOM 01 \/ A. DIG A 24" WIDEX24" DEEP TRENCH B. PLACE FILTER CLOTH IN THE TRENCH X EXTENDING 12" VERTICAL ON EACH -� SIDE N - INVERTELEV �� _ i ' PER PLAN o C. FILL BOTTOM 8" OF THE TRENCH WITH �/� CRUSHED ROCK 1 % M/N. � / D. OOUR PERIMETER CONCRETE ONCRETE NCRETECURB DRAINPIPE PER PLAN \\��\\�/\\\\ 24„ E. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM THE TOP OF THE TRENCH. ATRIUM DRAIN @ LANDSCAPE NO SCALE SITE49 7 BOTTOMLESS TRENCH DRAIN NO SCALE SITE10 /� J HANDRAIL SHALL BE ENTIRELY ON PRIVATE PROPERTY WHERE OCCURS 2 J SEE-• =IRC/'. •- I"MAX PLANS U 4"CONCRETE OR 6" TOPSOIL FILTER CLOTH LAP 6"AT TOP �\�\\� .. •#4 BAR AT EACH NOSE ll EXPANSION JOINT 4'0 ABS, SDR 35, DRAINLINE PER PLAN 1b C PERFORATION AT BOTTOM SLOPE@1%MIN. #4 BAR@12"O. C. CRUSHED ROCK #4 BAR CONT p' . \��% NOTE. FRENCH DRAIN OCCURS FROM - BUILDING LINE TO PROPERTY LINE- SEE GRADING PLAN FOR SPECIFICATIONS 12" t 12„ CONCRETE STEPS NO SCALE 8 FRENCH DRAIN NO SCALE 4 SlrE068 SlTE01 No. 41068 EXP: 3/31/19 RCEPROJECT# PLOT DATE 1 6/22/2017 REVISIONS SHEET C2 LU Nz�/ LL ° op > LL Z CC G w J m Q 0- o O U LLIm � J Q Q oLu w m 00w O \ 0 F- 2 d f'7 m�U o� U C_ c LuZ RCEPROJECT# PLOT DATE 1 6/22/2017 REVISIONS SHEET C2 NEWPORT BEACH GENERAL GRADING SPECIFICATIONS GENERAL 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC). THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT 2. DUST SHALL BE CONTROLLED BY WATERING ANDIOR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7.00 AM TO 6.'30 PM MONDAY THROUGH FRIDAY,8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS OR HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERYANDREMOV- AL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE SITE AT ALL TIMES. 7 PERMITTEE AND CONTRACTOR ARE RESPON- SIBLEFOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED DRAINAGE PROVISIONS AND PRO- TECTIVE MEASURES MUST BE USED TO PRO- TECT ADJOINING PROPERTIES DURING GRA- DING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNI- FORM PLUMBING CODEAND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT AND EXPORT OF MATERIALS SHALL BEAPPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM TO CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DE- VICES ON SITEAT THEAPPROPRIATE TIMES SHALLRESULT IN A 'STOP WORK ORDER. 13. ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC DRABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT SOIL, MORTAR, OR OTHER RESIDUE SHALL BEALLOWED TO ENTER STREETS, CURBS, GUTTERS, OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. EROSION CONTROL 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BEA VAIL- ABLE ON SITE FROM OCTOBER 15 TO MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACEAT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE DAV WHENEVER THE DAILY RAINFALL PROBA- BILITY EXCEEDS 50 PERCENT. 4. TEMPORARY DESIL TING BASINS, WHENRE- QUIRED, SHALL BE INSTALLED AND MAINTAIM ED FOR THE DURATION OF THE PROJECT REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHED- ULED 48 HOURS PRIOR TO START OF GRA- DING WITH THE FOLLOWING PERSONS PRE- SENT' OWNER, GRADING CONTRACTOR, DE- SIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTA- TIVE. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDUL- ED 48 HOURS PRIOR TO START OF PAVING WITH THE FOLLOWING PERSONS PRESENT OWNER PAVING CONTRACTOR DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVE. RE- QUIRED FIELD INSPECTIONS WILL BE OUT- LINED AT THE MEETING. GRADING FILLSAND CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPAC- TION OUT TO THE FINISH SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGH- OUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTIONAS DETERMINED BYASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFI- CIENT QUANTITY TO ATTEST TO OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANYADDITIONAL FILLSAREADDED. 7 ANYEXISTING IRRIGATIONOR CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING GEOLOGISTAND SOILS ENGINEER SHALL, AFTER CLEARING AND - PRIOR TO THE PLACEMENT OF FILL IN CAN- YONS, INSPECT EACH CANYON FOR AREAS OFADVERSE STABILITYAND DETERMINE THE PRESSURE OF OR POSSIBILITY OF FUTURE ACCUMULATION OF SUB- SURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPEC- TIVE CANYON. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPAC- TED TO A MINIMUM OF 90% RELATIVE COM- PACTION AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLA TWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILE OF EXCESS MATERIALS SHALL BEAPPROVED BY THE BUILDING DIVISION. 12. LANDSCAPING OFALL SLOPES SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BYAN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEMS EXIST. SHOULD EXCAVATION DISCLOSEANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZ- ARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT TREATMENT TO THE BUILDING DIVISION FOR APPROVAL. 14. WHERE SUPPORT AND BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED NEC- ESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER SHALL OBTAINAPPROVAL OFDESIGN, LOCA- TIONAND CALCULATIONS FROM THE BUILD- ING DIVISION PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGISTAND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OFALL BUTTRESS FILLSAND ATTEST TO THE STABILITYOF THE SLOPEANO ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK EXTENSIVEL Y FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECES- SARY BY THE ENGINEERING GEOLOGISTAND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17 THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICA TION OF NONCOMPLIANCE. IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLO- GIST, OR THE TESTING FACILITY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORM- ANCE WITH APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY TO THE PERSON IN CHARGE OF THE GRADING WORKAND TO THE CITY GRADING ENGINEER. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. DOCUMENTATION 1. AN AS -BUILT PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS -GRADED GROUND SURFACE ELEVATIONS, LOT DRAIN- AGE PATTERNS AND LOCATIONS AND ELEVA- TIONS OFALL SURFACEAND SUBSURFACE DRAINAGE FACILITIES. THE CIVIL ENGINEER SHALL PROVIDE WRITTENAPPROVAL THAT THE WORK WAS DONE INACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/ OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATIONS OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESUL IS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT THE SOILS ENGINEER SHALL PROVIDE WRITTEN APPROVAL FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THEJOBSPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST INCLUD- ING A FINAL DESCRIPTION OF THE GEOLOGY OFTHESITE, INCLUDING ANY NEW INFORMA- TION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDA- TIONS INCORPORATED IN THEAPPROVED GRADING PLAN. THE ENGINEERING GEOLO- GIST SHALL PROVIDE WRITTEN APPROVAL AS THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY THE CAL GREEN NOTES 1. 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CG) IS APPLICABLE TO NEW RESIDENTIAL BUILDINGS INCLUDING BUT NOT LIMITED TO DWEL- LINGS, APARTMENT HOUSES, CONDOMINIUMS, HOTELS, AND OTHER TYPES OF DWELLINGS CON- TAINING SLEEPING ACCOMMODATIONS WITH OR WITHOUT COMMON TOILETS OR COOKING FACILI- TIES REGULATED BYTHE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT (HCD-1). (NBMC 13.11.010, CG SECTION 101.3.1). 2. 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CG) IS APPLICABLE TO ADDITIONS OR ALT- ERATIONS OF EXISTING RESIDENTIAL BUILDINGS WHERE THE ADDITION OR ALTERATION INCREASES THE BUILDING'S CONDITIONED AREA, VOLUME, OR SIZE THE REQUIREMENTS SHALL APPLY ONLY TO AND/OR WITHIN THE SPECIFIC AREA OF THE ADDITION OR ALTERATION (301.1.1). ENERGY EFFICIENCY 3. LIGHTING (NBMC 15.11.010, A4.203.1.1, A4.204.1.1). A. ALL NEWL YINSTALLED, PERMANENTLY INSTAL- LED LIGHTING SHALL BE HIGH EFFICACY. PER- MANENTLY INSTALLED LIGHTING SHALL BE IN- STALLED IN KITCHENS, BATHROOMS, UTILITY ROOMS, AND PRIVATE GARAGES ATA MINIMUM. L EXCEPTION I: PERMANENTLY INSTALLED NIGHT LIGHTS IN COMPLI- ANCE WITH BEES 150.0(K)1 E. IL EXCEPTION2. LIGHTING INTEGRAL TO EX- HAUST FANS IN COMPLI- ANCE WITH BEES 150.0(K)1 F. B. ALL NEWLY INSTALLED, PERMANENTLY INSTAL- LED LIGHTING IN BATHROOMS SHALL BECON- CONTROLLED BYA VACANCYSENSOR. I. EXCEPTION. ONE HIGH EFFICA C Y L UMIN- AIRE WITH TOTAL LAMP WATTAGE RATED TO CON- SUME NO GREATER THAN 26 WATTS OF POWER. C. EVERY NEW ROOM GREATER THAN 70 SF WHICH DOES NOT HAVE NEWLY INSTALLED, PERMA- NENTLY INSTALLED LIGHTING AND HAS NEWLY INSTALLED RECEPTACLES SHALL HAVEA T LEAST ONE SWITCHED RECEPTACLE INSTALLED. D. ALL PERMANENTLY INSTALLED OUTDOOR LIGHT ING SHALL BE CONTROLLED BYA MANUAL ON AND OFF SWITCH THAT DOES NOT OVERRIDE THE AUTOMATIC ACTIONS OF THE PHOTOCON- TROL, ASTRONOMICAL TIME CLOCK, OR ENERGY MANAGEMENT CONTROL SYSTEM IN COMPL- IANCE WITH BEES 150.O(K)9A1 & 150.O(K)9A111. 4, BATHROOM EXHAUST FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TER - MINA TED OUTSIDE THE BUILDING. UNLESS FUNCTIONING AS A COMPONENT OF WHOLE HOUSE VENTILATION SYSTEM, FANS MUST BE CONTROLLED BYA HUMIDITY CONTROL CAPA- BLE OFADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF LESS THAN OR EQUAL TO 50% TO MAXIMUM 80%. MATERIAL CONSERVATION AND RESOURCES EFFICIENCY 5. ANNULAR SPACESAROUNO PIPES, ELECTRIC CA- BLES, CONDUITS OR OTHER OPENINGS IN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, COM CRETE MASONRY OR SIMILAR METHOD ACCEPT- ABLE TO THE ENFORCING AGENCY 6. UTILIZE ONE OF THE CITY'S APPROVED FRANCHISE HAULERS TO RECYCLE ANDIOR SAL VAGEA MINI- MUM OF 50% OF THE NONHAZARDOUS CONSTRUC- TIONANO DEMOLITION WASTE. WATER EFFICIENCYAND CONSERVATION 7 AUTOMATIC IRRIGATION SYSTEMS CONTROLLERS SHALL BE WEATHER -BASED OR SOIL MOISTURE - BASED. 8. PLUMBING FIXTURES AND FITTINGS SHALL COMPLY WITH THE FOLLOWING. FIXTURE TYPE MAX FLOW RATE SINGLE SHOWERHEADS 2 GPM @ 80 PSI MULTIPLE SHOWERHEADS COMBINED FLOW RATE OF 2 GPM @ 80 PSI RESIDENTIAL LAVATORY FAUCETS 1.5 GPM2 @ 60 PSI COMMON AND PUBLIC USE LAVATORY FAUCETS 0.5 GPM @ 60 PSI KITCHEN FAUCETS 1.5 GPM3 @ 60 PSI METERING FAUCETS 0.25 GALLONS PER CYCLE MAXIMUM WATER CLOSETS 1.28 GALLONS PER FLUSH URINAL 0.5 GALLONS PER FLUSH 1. INCLUDES SINGLEAND DUAL FLUSH WATER CLOSETS WITH AN EFFECTIVE FLUSH RATE OF 1.28 GALLONS OR LESS PER ASMEA 122.19.233.2 FOR SINGLE FLUSHANDASMEA112.19.14 FOR DUAL FLUSH TOILETS. 2, LAVATORY FAUCETS SHALL NOT HAVE FLOW RATE LESS THAN 0.8 GPM @ 20 PSI, 3. AMENDED BYNBMC 15.11.010 TO COMPLY WITH A4.303.1 9. DISHWASHERAND CLOTHES WASHERS SHALL BE QUALIFIED ENERGY STAR APPLIANCE WITH MAXI- MUM WATER USEAS FOLLOWS.' A. STANDARD DISHWASHERS. 4.25 GALS PER CYCLE B. COMPACT DISHWASHERS: 3.5 GALS PER CYCLE C. CLOTHES WASHERS: WATER FACTOR OF 6 GALS PER CUBIC FOOT OF DRUM CAPACITY ENVIRONMENTAL QUALITY 10. MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOOR FRAMING IS CHECKED BEFORE ENCLOSUREACCORDING TO ONE OF THE FOLLOWING: A. MOISTURE CONTENT SHALL BE DETERMINED WITH EITHER A PROBE -TYPE OR CONTACT - TYPE MOISTURE METER. EQUIVALENTMOISTURE VERIFICATION METHODS MAY BEAPPROVED BY THE ENFORCING AGENCYAND SHALL SATISFY REQUIREMENTS FOUND IN SECTION 101.8 OF THIS CODE. B. MOISTURE READINGS SHALL BETAKENATA POINT 2 FEET TO 4 FEET FROM THE GRADE STAMPED END OF EACH PIECE TO BE VERIFIED. C. AT LEAST THREE RANDOM MOISTURE READINGS SHALL BE PERFORMED ON WALL AND FLOOR FRAMING WITH THE DOCUMENTATION ACCEPT- ABLE CCEPTABLE TO THE ENFORCING AGENCY PROVIDED AT THE TIME OF APPROVAL TO ENCLOSE THE WALL AND FLOOR FRAMING. 11. AEROSOL PAINTS COATINGS SHALL BE COMPLIANT WITH PRODUCT WEIGHTED MIR LIMITS ROC AND OTHER TOXIC COMPOUNDS IN SECTION 94522(A)(3) AND OTHER REQUIREMENTS IN SEC- TIONS 64522(C)(2) AND (D)(2) OF THE CALIFOR- NIA CODE OFREGULATIONS. TITLE 17, COMMEM CING WITH SECTION 64522, 12. CARPET AND CARPET SYSTEMS SHALL BE COMPLP ANT WITH THE FOLLOWING.' A. CARPET AND RUG INSTITUTE'S GREEN LABEL PLUS PROGRAM. B. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH SPECIFICATION 01350. C. NSFIANS1140ATTHE GOL0LEVEL. D. SCIENTIFIC CERTIFICATION SYSTEMS INDOOR ADVANTAGETMGOLD. 13. MINIMUM 80% OF FL OOR AREA RECEIVING RESIL- IENT FLOORING SHALL COMPLY WITH ONE OF THE FOLLOWING. A. VOC EMISSION LIMITS DEFINED IN THE COLLAB- ORATIVE FOR HIGH PERFORMANCE SCHOOLS (CHPS) HIGH PERFORMANCE PRODUCT DATA- BASE. B. PRODUCTS COMPLIANT WITH CHPS CRITERIA CERTIFIED UNDER THE GREENGUARD CHILDREN AND SCHOOLS PROGRAMS. C. CERTIFIED UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOORSCORE PROGRAM. D. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH SPECIFICATION 01350. 14. ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT WITH VOLATILE COMPOUND (VOC) LIMITS, TABLE 4.504.1ORTABLE 4.504.2. (CG SECTION 4.504.2.1). ADHESIVE VOC LIMIT 1,2 (LESS WATER AND LESS EXEMPT COMPOUNDS IN GRAMSILITER) ARCHITECTURAL APPLICA TIONS VOCLIMI INDOOR CARPETADHESIVES 50 CARPET PAD ADHESIVES 50 OUTDOOR CARPETADHESIVES 150 WOOD FLOORING ADHESIVES 100 RUBBER FLOOR ADHESIVES 60 SUBFLOORADHESIVES 50 CERAMIC TILEADHESIVES 65 VCTANDASPHALTTILEADHESIVES 50 DRYWALL AND PANEL ADHESIVES 50 COVE BASE ADHESIVES 50 MULTIPURPOSE CONSTRUCTIONADHESIVES 70 STRUCTURAL GLAZING ADHESIVES 100 SINGLE -PLY ROOF MEMBRANEADHESIVES 250 OTHER ADHESIVES NOT SPECIFICALLY LISTED 50 SPECIALTYAPPLICATIONS 350 PVC WELDING 510 CPVC WELDING 490 ABS WELDING 325 PLASTIC CEMENT WELDING 250 ADHESIVE PRIMER FOR PLASTIC 550 CONTACTADHESIVE 80 SPECIAL PURPOSE CONTACTADHESIVE 250 STRUCTURAL WOOD MEMBER ADHESIVE 140 TOPANDTRIMADHESIVE 250 SUBSTRATE SPECIFIC APPLICATIONS METAL TO METAL 30 PLASTIC FOAMS 50 POROUS MATERIAL (EXCEPT WOOD) 50 WOOD 30 FIBERGLASS 80 1. IFANADHESIVEIS USED TO BOND DISSIMILAR SUB- STRATES TOGETHER, THEADHESIVES WITH THEHIGHEST VOC CONTENT SHALL BEALLOWED. 2. FORADDITIONAL INFORMATION REGARDING METHODS TO MEASURE THE VOC CONTENT SPECIFIED IN THIS TABLE SEE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168, SEALANT VOC LIMIT (LESS WATER AND LESS EXEMPT COMPOUNDS IN GRAMSILITER) SEALANTS VOC UMI ARCHITECTURAL 250 MARINE DECK 760 NON -MEMBRANE ROOF 300 ROADWAY 250 SINGLE -PLY ROOF MEMBRANE 450 OTHER 420 SEALANT PRIMERS 50 ARCHITECTURAL NON -POROUS POROUS 250 775 MODIFIED BITUMINOUS 500 MARINE DECK 760 OTHER 750 15. PAINTS, STAINS, AND OTHER COATINGS SHALL BE COMPLIANT WITH VOC AND OTHER TOXIC COMPOUND LIMITS SET FORTH IN TABLE 4.504.3. VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGSI,2 (GRAMS OF VOC PER LITER OF COATING, LESS WATER AND LESS EXEMPT COMPOUNDS) COATING CATEGORY VOC LIMI FLAT COATINGS 50 NON -FLAT COATINGS 100 NON -FLAT HIGH GLOSS COATINGS 150 SPECIALTY COATINGS METALLIC PIGMENTED COATINGS ALUMINUM ROOF COATINGS 400 BASEMENT SPECIALTY COA TINGS 400 BITUMINOUS ROOF COATINGS 50 BITUMINOUS ROOF PRIMERS 350 BOND BREAKERS 350 CONCRETE CURING COMPOUNDS 350 CONCRETEIMASONR Y SEALERS 100 ORIVEWAYSEALERS 50 DRY FOG COATINGS 150 FAUX FINISHING COATINGS 350 FIRE RESISTIVE COA TINGS 350 FLOOR COATINGS 100 FORM -RELEASE COMPOUNDS 250 GRAPHIC ARTS COATINGS (SIGN PAINTS) 500 CONTINUED HIGH TEMPERATURE COATINGS 420 INDUSTRIAL MAINTENANCE COATINGS 250 LOW SOLIDS COATINGS 120 MAGNESITE CEMENT COATINGS 450 MASTIC TEXTURE COATINGS 100 METALLIC PIGMENTED COATINGS 500 MULTICOLOR COATINGS 250 PRETREATMENT WASH PRIMERS 420 PRIMERS, SEALERS, AND UNDERCOATERS 100 REACTIVE PENETRATING SEALERS 350 RECYCLED COATINGS 250 ROOF COATINGS 50 RUST PREVENTA TIVE COA TINGS 250 SHELLACS CLEAR OPAQUE 730 550 SPECIALTY PRIMERS, SEALERS, AND UNDERCOATERS 100 STAINS 250 STONE CONSOLIDANTS 450 SWIMMING POOL COATINGS 340 TRAFFIC MARKING COATINGS 100 TUB AND TILE REFINISH COA TINGS 420 WATERPROOFING MEMBRANES 250 WOOD COATINGS 275 WOOD PRESERVATIVES 350 ZINC -RICH PRIMERS 340 1. GRAMS OF VOCPER LITER OFCOATING, INCLUDING WATERAND INCLUDING EXEMPT COMPOUNDS. 2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITS ARELISTEO IN SUBSEQUENTIAL COLUMNS IN THE TABLE. 3. VALUES INTHIS TABLEARE DERIVED FROM THOSE SPECIFIED BY THE CALIFORNIA AIR RESOURCES BOARD, ARCHITECTURAL COATINGS SUGGESTED CONTROL MEASURE, FEBRUARY 1, 2008. MORE INFORMATION IS AVAILABLE FROM THEAIR RESOURCES BOARD. 16. PARTICLEBOARD, MEDIUM DENSITY FIBERBOARD () AND HARDWOOD PLYWOOD USED IN INTER- IOR OR EXTERIOR OF THE BUILDING SHALL COM- PLY WITH LOW FORMALDEHYDE EMISSION STAN- DARDS AS SET FORTH IN TABLE 4.504.5 BELOW FORMALDEHYDE LIMITS (MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION) PRODUCT LIMIT HARDWOOD PLYWOOD VENEER CORE 0.05 HARDWOOD PLYWOOD COMPOSITE CORE 0.05 PARTICLEBOARD 0.09 MEDIUM DENSITY FIBERBOARD 0.11 THIN MEDIUM DENSITY FIBER BOARD 0.13 1. VALUES INTHIS TABLEARE DERIVED FROM THOSE SPECI- FIED BY THE CALIFORNIA AIR RESOURCES BOARD, AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD AS TESTED INACCORDANCE WITH AS TME 1333-96 (2002). FORADDITIONAL INFORMATION. SEECALIFORNIA CODE OF REGULATIONS, TITLE 17. SECTIONS 93120-93120.12. 2. THIN MEDIUM DENSITY FIBERBOARD HASA THICKNESS OF 5116 INCH (8MM). 17. ALL DUCT AND OTHER RELATED AIR DISTRIBU- TION COMPONENT OPENINGS SHALL BE COVERED WITH TAPE, PLASTIC, SHEET METAL OR OTHER METHODS ACCEPTABLE TO THE BUILDING INSPEC- TOR TO REDUCE THEAMOUNT OF WATER, DUST AND DEBRIS, WHICH MAV ENTER THE SYSTEM UNTIL FINAL STARTUP OF THE HVAC EQUIPMENT 18. ALL DUCT SYSTEMS ARE SIZED, DESIGNED AND EQUIPMENT IS SELECTED USING THE FOLLOWING METHODS. A. ESTABLISH HEAT LOSS AND HEAT GAIN VALUES ACCORDING THEANSIIACCA 2 MANUAL J-2004 (RESIDENTIAL LOAD CALCULA- TION), ASHRAE HANDBOOKS OR EQUIVALENT DESIGN METHODS. B. SIZE DUCT SYSTEMS ACCORDING TO ANSA ACCA 1 MANUAL 0-2009 (RESIDENTIAL DUCT SYSTEMS), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. C. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/RCCA 3 MANUAL 2-2004 (RESIDENTIAL EQUIPMENT SELECTION), OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. 19. FILTERS WITH A HIGHER VALUE THAN MERV 7 SHALL BE INSTALLED ON CENTRAL AIR OR VENTILATION SYSTEMS. THEPRESSUREDROP ACROSS THE FILTER SHALL NOT EXCEED 0.1 INCHES WATER COLUMN. INSTALLERAND SPECIAL INSPECTOR QUALIFICATIONS 20. HVAC SYSTEM INSTALLERS SHALL BE TRAINED AND CERTIFIED OR WORK UNDER DIRECT SUPER- VISION OF TRAINED AND CERTIFIED INSTALLERS IN THE PROPER INSTALLATION OF HVAC SYSTEMS. 21. WHEN REQUIRED BY THE ENFORCING AGENCY, HVAC SPECIAL INSPECTORS MUST BEQUALIFIED AND ABLE TO DEMONSTRATE COMPETENCE IN THE DISCIPLINE THEYARE INSPECTING. 22. AN OPERATION AND MAINTENANCE MANUAL, CD, WEB -BASED REFERENCE OR OTHER APPROVED MEDIA SHALL BE PROVIDED BY THE BUILDER TO THE BUILDING OCCUPANT OR OWNER AT THE FINAL INSPECTION. IT SHALL INCLUDE OPERATION MAINTENANCE INSTRUCTION OF THE EQUIPMENT AND APPLIANCES. 23. DOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT FINISH MATERIALS USED COMPLY WITH VOC LIMITS AS SET FORTH IN TABLES 4.504.1, 4.504.2, & 4.504.3. 24. DOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT COMPOSITE WOOD PRODUCTS USED COM- PLY WITH FORMALDEHYDE LIMITS SET FORTH IN TABLE4.504.5. 25 DOCUMENTATION WHICH SHOWS COMPLIANCE WITH CAL GREEN CODE INCLUDING CONSTRUC- TION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, AND INSPECTION REPORTS AND VERIFICATION SHALL BEAVAILABLEAT THEFINAL INSPECTION. 26. CAL GREEN DOCUMENTATION COMPLIANCE CERTI- FICATION FORM IS REQUIRED TO BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FINAL BUILDING INSPECTION. SOILS REPORT RECOMMENDATIONS SOILS REPORT RECOMMENDATIONS THE FOLLOWING SECTIONS DISCUSS THE PRINCIPLE GEOTECHNICAL CONCERNS WHICH SHOULD BE CON- SIDERED FOR PROPER SITE REDEVELOPMENT. EARTHWORK GRADING AND EARTHWORK SHOULD BE PERFORMED INACCORDANCE WITH THE FOLLOWING RECOMMEND- ATIONS TIONS AND THE GENERAL EARTHWORKANO GRADING GUIDELINES INCLUDED INAPPENDIX C. ITIS OUR UNDERSTANDING THAT THE MAJORITY OF GRAD- ING WILL BE LIMITED TO THE REGRADING OF THE BUIL- DING PAD FOR THE PROPOSED CONSTRUCTION. IN GENERAL, ITIS ANTICIPATED THAT THE REMOVAL OF THE UPPER 2.5 FT WITHIN THE BUILDING FOOTPRINT (SLAB -ON -GRADE PORTION) WILL REQUIRE REMOVAL AND RECOMPACTION TO PREPARE THE SITE FOR COM STRUCTION. THE REMOVALS SHOULD BEACCOMPLISH- ED SO THAT ALL FILL AND BACKFILL EXISTING AS PART OF THE PREVIOUS SITE USEAND DEMOLITION OPERA- TIONS ARE REMOVED. WHERE FEASIBLE, THE LIMITS OF THE PAD FILL SHALL BE DEFINED BYA THREE (3) FOOT ENVELOPE ENCOM- PASSING THE BUILDING FOOTPRINT CARESHOULD BETAKEN TO PROTECT THEADJACENT PROPERTY IMPROVEMENTS, A MINIMUM ONE FOOT THICK FILL BLANKET SHOULD BE PLACED THROUGHOUT THE EXTERIOR IMPROVE- MENTS (APPROACHES, PARKING AND PLANTING AREAS). THE FILL BLANKET WILL BEACHIEVED BY RE -WORKING (SCARIFYING) THE UPPER 121NCHES OF THE EXISTING GRADE. SITE PREPARATION PRIOR TO EARTHWORK OR CONSTRUCTION OPERA- TIONS, THE SITE SHOULD BE CLEARED OF SURFACE STRUCTURES AND SUB -SURFACE OBSTRUCTIONS AND STRIPPED OF ANY VEGETATION IN THE AREAS PROPOSED FOR DEVELOPMENT REMOVED VEGETA- TION AND DEBRIS SHOULD THEN BE DISPOSED OF OFF-SITE. SITE A MINIMUM OF 3 FEET OF THE SOILS BELOW EXISTING GRADE WILL REQUIRE REMOVAL AND RECOMPACTION IN THE AREAS TO RECEIVE BUIL- DING PAD FILL. FOLLOWING REMOVAL, THE EXCAVA- TED SURFACE SHOULD BE INSPECTED BY THE SOILS ENGINEER OR HIS DESIGNATED REPRESENTATIVE PRIOR TO THE PLACEMENT OFANY FILL IN FOOTING TRENCHES. HOLES OR POCKETS OF UNDOCUMENTED FILL RESULTING FROM REMOVAL OF BURIED OBSTRUC- TIONS DISCOVERED DURING THIS INSPECTION SHOULD BEFILLED WITH SUITABLE COMPACTED FILL. FILLS THE ON-SITE SOILS ARE SUITABLE FOR REUSEAS COMPACTED FILL, PROVIDED THEYARE FREE OF OR- GANIC MATERIALS, DEBRIS, AND MATERIALS LARGER THAN SIX (6) INCHES IN DIAMETER. AFTER REMOVAL OFANY LOOSE, COMPRESSIBLE SOILS, ALL AREAS TO RECEIVE FILL ANDIOR OTHER SURFACE IMPROVE- MENTS SHOULD BE SCARIFIED TO A MINIMUM DEPTH OF 12 INCHES, BROUGHT TO AT LEAST 2% OVER OPTI- MUM MOISTURE CONDITIONS AND COMPACTED TO AT LEAST 90% RELATIVE COMPACTION (BASE ON ASTM. D 1557). IF NECESSARY, IMPORT SOILS FOR NEAR -SUR- FACE FILLS SHOULD BE PREDOMINATELY GRANULAR, POSSESS A LOW OR VERY LOW EXPANSION POTENTIAL, AND BEAPPROVED BY THE GEOTECHNICAL ENGINEER. LIFT THICKNESS WILL BE DEPENDENT ON THE SIZE AND TYPE OF EQUIPMENT USED. IN GENERAL, FILL SHOULD BE PLACED IN UNIFORM LIFTS NOT EXCEED- ING 8". PLACEMENT AND COMPACTION OF FILL SHOULD BE INACCORDANCE WITH LOCAL GRADING ORDIN- ANCES UNDER THE OBSERVA TIONANO TESTING OF THE GEOTECHNICAL CONSULTANT WE RECOMMEND THAT FILL SOILS BE PLACED AT MOISTURE CONTENTS AT LEAST 2% OVER OPTIMUM (BASED ON ASTM: D 1557). WE RECOMMEND THAT OVERSIZE MATERIALS (MATER- IALS OVER 6INCHES) SHOULD THEY BE ENCOUNTER- ED, STOCKPILED AND REMOVED FROM THE SITE. TRENCH EXCAVATIONS AND BACKFILL SHALLOW EXCAVATIONS TO 10 FEET AT THE PROJECT SITE CAN BE EXCAVATED WITH A MODERATE EFFORT USING CONVENTIONAL CONSTRUCTION EQUIPMENT IN GOOD OPERATING CONDITION. BASED UPON THE WEATHERED NATURE OF THE SUB -SURFACE SOILS AND TO SATISFY OSHA REQUIREMENTS FOR WORK- MEN'S SAFETY, IT WILL BE NECESSARY TO SHORE EXCAVATIONS. DEEPER THAN 5 FEET, OR SLOPE BACK THE SIDES OF THE EXCA VA TIONA TAN INCLINATION OF 1:1 HORIZON- TAL TO VERTICAL) IF WORKERS ARE TO ENTER SUCH EXCAVATIONS. THE GEOTECHNICAL CONSULTANT SHOULD BE PRESENT DURING THE EXCAVATION PHASE OF THE PROJECT TO OBSERVE THE SOIL CON- DITIONS AND MAKEADDITIONAL RE -COMMENDATIONS IF NECESSARY THE ON-SITE SOILS MAY BE USED AS TRENCH BACKFILL PROVIDED THEYARE SCREENED OF ROCK SIZES OVER 6"IN DIMENSION AND ORGANIC MATTER. TRENCH BACKFILL SHOULD BE COMPACTED IN UNI- FORM LIFTS (NOT EXCEEDING 81NCHES IN COMPACT- ED THICKNESS) BYMECHANICAL MEANS TO AT LEAST 90% RELATIVE COMPACTION (ASTM: D 1557). GEOTECHNICAL PARAMETERS THE FOLLOWING GEOTECHNICAL PARAMETERS MAY BE USED IN THE DESIGN OF THE PROPOSED STRUC- TURE (ALSO, SEE "LIQUEFACTION" SECTION, ABOVE): FOUNDATION DESIGN STRUCTURES ON PROPERLY COMPACTED FILL MAY BE SUPPORTED BY CONVENTIONAL, CONTINUOUS OR ISOLATED SPREAD FOOTINGS. FOOTINGS SHOULD BE A MINIMUM OF 24" DEEP BV 15 INCHES WIDE. AT THIS DEPTH, FOOTINGS FOUNDED IN FILL MATERIALS MAY BE DESIGNED FOR ANALLOWABLE BEARING VALUE OF 1500 AND 2000 PSF (FOR DEAD -PL US -LIVE LOAD) FOR CONTINUOUS WALL AND ISOLATED SPREAD FOOT- INGS, RESPECTIVELY THESE VAL UES MAY BE IN- CREASED BY ONE-THIRD FOR LOADS OF SHORT DURA- TION, INCLUDING WIND VALUES MAV BE INCREASED BY ONE-THIRD FOR LOADS OF SHORT DURATION, INCLU- DING WIND OR SEISMIC FORCES. SHOULD HAVEA MIN- IMUM WIDTH OF 15 INCHES AND BE REINFORCED WITH #5 REBAR (TWO AT THE TOPAND TWO AT THE BOT TOM). REINFORCEMENT REQUIREMENTS MAYBE IN- CREASED IF RECOMMENDED BY THE PROJECT STRUC- TURAL ENGINEER.INNOCASESHOULOTHEYBEDE- CREASED FROM THE PREVIOUS RECOMMENDATIONS. CEMENT TYPE FOR CONCRETE IN CONTACT WITH ON-SITE EARTH MATERIALS CONCRETE MIX DESIGN SHOULD BE BASED ON SUL- FATE TESTING WITH SECTION 1904.2 OF THE 2010 CRC. PRELIMINARY LABORATORY TESTING INDICATES THE SITE SOILS POSSESS MODERATE SULFATE EXPOSURE (0.0029%BYWEIGHT). TEST RESULTS ARE PRESENTED INAPPENDIX B. NEW GARAGE GRADE BEAM A GRADE BEAM, REINFORCED CONTINUOUSLY WITH THE GARAGE FOOTINGS, SHOULD BE CONSTRUCTED ACROSS THE GARAGE ENTRANCE, TYING TOGETHER THE ENDS OF THE GARAGE FOOTINGS. THIS GRADE BEAM SHOULD BE EMBEDDED AT THE SAME DEPTHAS THE ADJACENT PERIMETER FOOTINGS. A THICKENED SLAB SHOULD BE PROVIDED AT THE ENTRANCEADJA- CENT TO THE GRADE BEAM. MINIMUM DIMENSIONS SHOULD BE SIX INCHES WIDE ENTRANCEADJACENT TO THE GRADE BEAM. MINIMUM DIMENSIONS SHOULD BE 6" WIDE BY 6" THICKAND NEED NOT BE SPECIFICAL- LY REINFORCED. THE GRADE BEAM/ THICKENED SLAB EDGE SHOULD CONSIST OFA CLEAN, COLD JOINT SFTTI FAAFAIT UTILIZING THE DESIGN RECOMMENDATIONS PRESENT- EDGE RESENTEDGE SHOULD CONSIST OFACLEAN, HEREIN, WE AN- TICIPA TE THAT THE MAJORITY OF ANY POST GRADING SETTLEMENT WILL OCCUR DURING CONSTRUCTION ACTIVITIES. WE ESTIMATE THAT THE TOTAL SETTLE- MENT FOR THE PROPOSED STRUCTURE WILL BE ON THE ORDER OF I INCH DIFFERENTIAL, SETTLEMENT IS NOT EXPECTED TO EXCEED I INCH IN 30 FEET THESE SETTLEMENT VALUES ARE EXPECTED TO BE WITHIN TOLERABLE LIMITS FOR PROPERLYDE- SIGNEDAND CONSTRUCTED FOUNDATIONS. LATERAL LOAD RESISTANCE FOOTINGS FOUNDED INFILL MATERIALS MAYBE DE- SIGNED FORA PASSIVE LATERAL BEARING PRESSURE OF25O PSI OF DEPTH. A COEFFICIENT OF FRICTION AGAINST SLIDING BETWEEN CONCRETEAND SOIL OF 0.30 MAYBEASSUMED. SLABS -ON -GRADE CONCRETE SLABS CAST AGAINST PROPERLY COMPAC- TED FILL MATERIALS SHALL BEA MINIMUM OF 5" THICK (ACTUAL) AND REINFORCED WITH #4 BARS AT 12" 0. C. IN BOTH DIRECTIONS. THE SLABS SHALL BE DOWELED INTO THE FOOTINGS USING #4 BARS AT 24"0. C. THE REINFORCEMENT SHALL BE SUPPORTED ON CHAIRS TO INSURE POSITIONING OF THE REINFORCEMENT AT MID -CENTER IN THE SLAB. SOME SLAB CRACKING DUE TO SHRINKAGE SHOULD BEANTICIPATED. THE POTENTIAL FOR THE SLAB CRACKING MAV BE REDUCED BY CAREFUL CONTROL OF WATERICEMENT RATIOS. THE CONTRACTOR SHOULD TAKEAPPROPRIATE CURING PRECAUTIONS DURING THE POURING OF CONCRETE IN HOT WEATH- ER TO MINIMIZE CRACKING OF SLABS. WE RECOM- MEND THAT A SLIPSHEET (OR EQUIVALENT) BE UTIL- IZED IF CRACK SENSITIVE FLOORING IS PLANNED DIRECTLY ON CONCRETE SLABS. ALL SLABS SHOULD BE DESIGNED IN ACCORDANCE WITH STRUCTURAL CONSIDERATIONS. CAPILLARYBREAKBELOW INTERIOR SLABS INACCORDANCE WITH THE 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE SECTION 4.505.2.1, WE PROVIDE THE FOLLOWING BUILDING SPECIFICATION FOR THE SUBJECT SITE CONCRETE BUILDING SLABS SHALL BE DIRECTLY UNDERLAIN BY 21NCHES OF WASHED SAND, UNDER- LAIN BYA MIN. 15 MIL STEGO WRAP (VISQUEEN MOIS- TURE BARRIER), WITHALL LAPS SEALED, UNDERLAIN BY 41NCHES OF 314 INCH GRAVEL. THE ABOVE SPECIFICATION MEETS OR EXCEEDS THE SECTION 5.505.2.1 REQUIREMENT. SURFACE DRAINAGE SURFACE DRAINAGE SHALL BE CONTROLLED AT ALL TIMES. POSITIVE SURFACE DRAINAGE SHOULD BE PROVIDED TO DIRECT SURFACE WATER FROM STRUC- TURES AND TOWARD STREET OR SUITABLE DRAINAGE FACILITIES. PONDING OF WATER SHOULD BEAVOIDED ADJACENT TO THE STRUCTURES, RECOMMENDED MIN- IMUM GRADIENT IS 2% FOR UN- PAVED AREASAND 1% FOR CONCRETEIPAVED AREAS. ROOF GUTTER DIS- CHARGE SHOULD BE DIRECTED AWAY FROM THE BUIL- DING AREAS THROUGH SOLID PVC PIPES TO SUITABLE DISCHARGE POINTS. AREA DRAINS SHOULD BE PROVI- DED FOR PLANTER AREAS AND DRAINAGE SHALL BE DIRECTED AWAY FROM THE TOP OF SLOPES. PRE -CONSTRUCTION MEETING IT IS RECOMMENDED THAT NO CLEARING OF THE SITE OR ANY GRADING OPERATION BE PERFORMED WITH- OUT THE PRESENCE OF A REPRESENTATIVE OF THIS OFFICE. AN ON-SITE PRE -GRADING MEETING SHOULD BE ARRANGED BETWEEN THE SOILS ENGINEER AND THE GRADING CONTRACTOR PRIOR TO ANY CONSTRUCTION. GEOTECHNICAL OBSERVATION AND TESTING DURING CONSTRUCTION WE RECOMMEND THA TA QUALIFIED GEOTECHNICAL CONSULTANT BE RETAINED TO PROVIDE GEOTECHNI- CAL ENGINEERING SERICES, INCLUDING GEOTECHNI- CAL OBSERVATIONITESTING, DURING THE CONSTRUC- TION PHASE OF THE PROJECT THIS IS TO VERIFY THE COMPLIANCE WITH DESIGN, SPECIFICATIONSANDIOR RECOMMENDATIONS, AND TO ALLOW DESIGN CHANGES IN THE EVENT THAT SUBSUR- FACE CONDI- TIONS DIFFER FROM THOSEANTICIPATED. GEOTECHNICAL OBSERVATIONSITESTING SHOULD BE PERFORMED AT THE FOLLOWING STAGES. - DURINGANY GRADING OPERATIONS, INCLUDING EXCAVATION, REMOVAL, FILLING, COMPACTION, AND BACKFILLING, ETC. - AFTER EXCAVATIONS FOR FOOTINGSIGRADE BEAMS TO VERIFY THE ADEQUACY OF UNDERLYING MATERIALS. - AFTER PRE-SOAKING OF NEW SLAB -ON -GRADE EARTH MATERIALS, IFANY, PRIOR TO THE POURING OF CONCRETE. - DURINGIAFTER INSTALLA TION OF SUB -DRAINS. - DURINGIAFTER EXCAVATION FOR SWIMMING POOLISPA SHELL TO VERIFY THE ADEQUACYOF THE UNDERLYING MATERIALS. - DURING BACKFILL OFDRAINAGEANO UTILITY LINE TRENCHES, IFANY, TOVERIFYPROPER COMPACTION. - WHEN OR IFANY UNUSUAL GEOTECHNICAL CONDITIONS ARE ENCOUNTERED. - PRIOR TO SLAB POURS TO ENSURE PROPER SUBGRADE COMPACTIONAND MOISTURE BARRIERS. PLEASE SCHEDULEAN INSPECTION WITH THE GEO- TECHNICAL CONSULTANT PRIOR TO THE POURING OF INTERIOR ANDEXTERIOR SLABS. No. 41068 EXP:3/31/19 p� U � D) R N W U m � Z 0 N/ 0. a Zj 0� � 00 � LL LL a zw m ro " Q m a) m c U - o .c o¢OU m No. 41068 EXP:3/31/19 RCEPROJECT# PLOTDATE 1 6/22/2017 REVISIONS SHEET C3 32 Q W Z N/ 0. 0� � 00 � LL LL zw r CO m Q a) - o¢OU m = Lo Li 5 J Q Q OLu w m W 2 QO OF- = d co H �U M o° C) Z RCEPROJECT# PLOTDATE 1 6/22/2017 REVISIONS SHEET C3 32