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HomeMy WebLinkAbout4.0_Dean Residence_PA2017-16704"O;""t CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT February 22, 2018 Agenda Item No. 4 SUBJECT: Dean Residence (PA2017-167) Coastal Development Permit No. CD2017-070 SITE LOCATION: 16 Bay Island APPLICANT: Tim and Michelle Dean OWNER: Tim and Michelle Dean PLANNER: Chelsea Crager, Assistant Planner 949-644-3227, ccrager()newportbeachca.gov PROJECT SUMMARY A coastal development permit to demolish an existing 2 -story, single-family residence and allow the construction of a new 4,377 -square -foot, single-family residence. The project also includes a request to increase the allowed height limit from 29 feet for sloped roofs to 33 feet for sloped roofs pursuant to Use Permit No. 3618. The design includes hardscape, drainage facilities, and approximately 194 square feet of landscaping. With approval of the height allowance, the project complies with all applicable development standards. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2018-007 approving Coastal Development Permit No. CD2017-070 (Attachment No. PC 1). 1 9 Dean Residence Planning Commission, February 22, 2018 Paqe 2 LOCATION VICINITY MAP ZONING CURRENT USE ON-SITE Multiple -Unit Residential Detached RM -D Multi -Unit Residential (RM) Single -unit residential NORTH Multiple -Unit Residential Detached RM -D Multi -Unit Residential (RM) Single -unit residential SOUTH MulDeta heitt RResideential d Single -unit residential EAST Open Space OS Oen Space OS Beach WEST A �.M' _moi ,� tr?* , n.', �•`.:. GENERAL PLAN ZONING '+a rM � qa � 0 ZF 0 + LOCATION GENERALPLANI ZONING CURRENT USE ON-SITE Multiple -Unit Residential Detached RM -D Multi -Unit Residential (RM) Single -unit residential NORTH Multiple -Unit Residential Detached RM -D Multi -Unit Residential (RM) Single -unit residential SOUTH MulDeta heitt RResideential Multi -Unit Residential (RM) Single -unit residential EAST Open Space OS Oen Space OS Beach WEST Open Space OS Open Space OS Oen Space 3 V� QP �. Dean Residence Planning Commission, February 22, 2018 Page 3 Project Setting The subject property is located on the west side of Bay Island in the Newport Channel. Bay Island is located on the north end of Island Avenue on the Balboa Peninsula where it is accessible by a gated pedestrian bridge. Vehicles are not permitted on Bay Island. The Island is developed with 23 single-family homes and shared open space and recreational areas. The homes are predominately two and three stories. The lot is approximately 3,231 square feet in area and is sloped from the interior of the island toward the water with an 8 percent slope. The subject property is currently developed with a two- story single-family home. Project Description The applicant is proposing to demolish an existing 2 -story, single-family residence and allow the construction of a new 4,377 -square -foot, single-family residence with a maximum height of 32 feet 5 inches. The project includes golf cart storage, hardscape, and 194 square feet of landscaping. Background On November 24, 1997, the City Council approved Use Permit No. 3618 to implement a Planned Residential Development (PRD) Overlay and modify the Multi -Family Residential (MFR) development regulations applicable to Bay Island. The purpose of the use permit is to ensure that the single-family detached character of Bay Island is maintained despite its MFR zoning designation. A copy of City Council Resolution No. 23 adopting Use Permit No. 3618 is included as Attachment No. PC 3. Pursuant to Section 1.5.5 (Building Height) of Use Permit No. 3618, the height limitation for a dwelling is 24 feet, as measured per the Zoning Code (24 feet flat roofs/29 feet sloped roofs). The height limitation may be increased to 28 feet (28 feet flat roof/33 feet sloped roofs) if the proposed dwelling is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings by the Planning Commission. No other factors need to be considered. On February 19, 2009, the Planning Commission approved a 655 -square -foot addition and remodel of the subject property, which allowed the roof ridge to exceed the 29 -foot limit at a height of 30 feet 8 inches. This project was never implemented. DISCUSSION General Plan2oning Code/Coastal Land Use Plan At the time Use Permit No. 3618 was adopted, the residential lots on Bay Island were designated Residential Single Family Detached by the General Plan and Coastal Land 5 Dean Residence Planning Commission, February 22, 2018 Page 4 Use Plan, and located within the Multi -Family Residential (MFR) zoning district and Planned Residential Development (PRD) Overlay. As a result of updates to the General Plan, Coastal Land Use Plan, and Zoning Code, the subject property is now located in the RM (Multi -Unit Residential) Coastal Zoning District, RM (Multi -Unit Residential) Zoning District, and is designated RM -D (Multiple -Unit Residential Detached) within the land use element of the General Plan. A single-family dwelling is consistent with these designations. A coastal development permit is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. Development Standards The proposed single-family dwelling and accessory structures conform to all applicable development standards of Use Permit No. 3618, including floor area limit, setbacks, and parking as evidenced by the project plans and illustrated in Table 1 below. Parking is provided in an offsite parking structure at 501 West Bay Avenue. Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front(Water) 15 feet 15 feet Front Island Interior. 12 feet 12 foot Sides 4 feet 4 feet Allowable Floor Area 2.5 times buildable area 4,423 square feet 4,377 square feet Parking 0 Onsite 2 Offsite 501 W. Bay Ave. 0 Onsite 2 Offsite 501 W. Ba Ave. Height* 24 feet flat roof 29 feet sloped ro 28 feet flat roof 1 32 feet 5 inches sloped roof * The applicant requests an increase in height consistent with Use Permit No. 3618. Height Increase Use Permit No. 3618 allows the height of residential dwellings to be increased from 24 feet up to 28 feet if found to be consistent with the height and scale of adjacent and surrounding dwellings. The Newport Beach Municipal Code measures residential building height such that an additional 5 feet in height is permitted for sloping roofs with a minimum 3:12 pitch. Therefore, a 24 -foot height limit allows up to 29 feet for sloping roofs and a 28 - foot height limit allows up to 33 feet for sloping roofs Many homes on Bay Island were constructed prior to 1972, when the former R-3 Zoning District height limitation was 35 feet. Therefore, many dwellings exceed the 24 -foot height limitation. For example, the adjacent property to the north (15 Bay Island) was constructed prior to 1972 and has a roof ridge height of approximately 31 feet 9 inches. N Dean Residence Planning Commission, February 22, 2018 Page 5 The proposed dwelling is two stories with a daylighting basement facing Newport Bay. Therefore, the height of the structure as viewed from the island interior is approximately 28 feet 9 inches. The bulk of the structure is reduced visually with varied waterfront setbacks on the first, second, and third floors and with varied siding materials including natural stone veneer, lap siding, and board and batten siding. Because so many dwellings were built pursuant to a height limitation of 35 feet and exceed the 24 -foot height limitation, the height and scale of the proposed new dwelling is compatible and consistent with the height and scale of adjacent and surrounding dwellings. The applicant's request has been approved by the Bay Island homeowners association (Attachment No. PC 4). The subject property is located within the Multi -Unit Residential (RM) Coastal Zoning District. Pursuant to NBMC Table 21.18-4 (Development Standards for Multi -Unit Residential Coastal Zoning Districts), the maximum height in the RM Coastal Zoning District is 28 feet for flat roofs and 33 feet for sloped roofs. The proposed project is therefore consistent with the RM Coastal Zoning District. Coastal Hazards The Development fronts the Newport Bay with a sandy beach separating the project site and the water. A Coastal Hazards Analysis was prepared by William Simpson and Associates, Inc. The report concludes that the proposed project is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave runup, and flooding with moderate future sea level rise projections. The project site is protected by a bulkhead on property owned by the Community Association at a height of 8.66 feet (NAVD 88). The historic highest tides have reached approximately 7.3 feet (NAVD 88). Utilizing the anticipated 1.5 -foot sea -level rise (the low range of projected sea level rise over the 75 -year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR estimates), the existing bulkhead and finished floor elevation will protect the site from sea level rise. The proposed finished floor is 9.00 feet (NAVD 88), which is consistent with the minimum 9.00 feet (NAVD 88) standard of the Zoning Code for new construction. An additional 4 -foot -high concrete or masonry block garden wall may be needed to be constructed and can be accommodated around the front porch of the development in the future to adapt to future sea level rise under higher range scenarios if they occur. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to future protection further bayward than the existing bulkhead to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 7 Dean Residence Planning Commission, February 22, 2018 Page 6 The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality The property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan, construction pollution prevention plan (CPPP), and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP)/ Water Quality Management Plan (WQMP) is required. A WQMP prepared by JT Consulting Engineers, dated August 10, 2017, has been reviewed and approved by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Public Access The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. The project involves the demolition of a single-family residence and the construction of a new single-family residence. Therefore, there is no change in land use and the proposed increases in floor area, height and bulk will not result in any significant adverse impacts to public recreation, access or views or otherwise diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. Therefore, requiring additional public access with this project is not supported. Vertical and lateral access to the bay front is available adjacent to the Bay Island community at the street ends along the Balboa Peninsula (approximately 400 feet from the subject property). The closest public viewpoint is located at Peninsula Park, approximately 3,000 feet southwest of the property. The proposed residence is not located near coastal view roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed 0 Dean Residence Planning Commission, February 22, 2018 Page 7 development from the public viewpoint and the project's compliance with development standards, the project will not impact coastal views. It should also be noted that in 2013, the California Coastal Commission issued a Coastal Development Permit to replace the existing pedestrian bridge to Bay Island. As a special condition of this permit, the publicly owned land fronting the bulkhead at the mainland terminus of the bridge and to the west of the bridge was improved with hardscape, landscape, trash cans, and benches and remains open for public use and fishing. Alternatives The following alternatives are available to the Planning Commission: 1. The Planning Commission may suggest specific changes that are necessary to alleviate concerns. If any additional changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the draft resolution for denial (Attachment No. PC 2). Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction of Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant impact on the environment. Class 3 exempts the demolition of up to three single-family residences and addition of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,377 -square - foot single-family residence. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 0 Dean Residence Planning Commission, February 22, 2018 Page 8 Prepared by: Submitted by: Chelsea Crager Jim Campbell ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Resolution No. 23 Adopting Use Permit No. 3618 PC 4 Bay Island Club Letter PC 5 Project Plans 01;12118 2� Attachment No. PC 1 Draft Resolution with Findings and Conditions 11 12 RESOLUTION NO. PC2018-007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-070 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE AND ALLOW FOR AN INCREASED HEIGHT LIMIT FOR THE PROPERTY LOCATED AT 16 BAY ISLAND (PA2017- 167) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Tim Dean and Michelle Dean ("Applicant'), with respect to property located at 16 Bay Island, and legally described as S -Township 6, Range 10, Section 34, requesting approval of a coastal development permit and a height allowance. 2. On November 24, 1997, the City Council approved Use Permit No. 3618 to implement a Planned Residential Development ('PRD") Overlay, which modifies the Multi -Family Residential ("MFR") land use and proposed development regulations for Bay Island. The purpose of the PRD Overlay is to ensure that the single-family detached character of Bay Island is maintained. 3. The Applicant proposes a coastal development permit to allow the demolition of an existing single-family residence and the construction of a new 4,377 -square -foot, single- family residence ("Development') with a request to increase the allowed building height to 28 feet for flat roofs and 33 feet for sloped roofs pursuant to Use Permit No. UP3618. 4. The subject Property is located within the Multi -Unit Residential ("RM") Zoning District and the General Plan Land Use Element category is Multiple -Unit Residential Detached ("RM -D"). 5. The subject Property is located within the coastal zone. The Coastal Land Use Plan category is Multiple -Unit Residential — 10.0 — 19.9 DU/AC ("RM -C") and the Coastal Zoning District is Multi -Unit Residential ("RM"). 6. A public hearing was held on February 22, 2018 in the City Hall Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code ("NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. iS Planning Commission Resolution No. PC2018-007 Paqe 2 of 9 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act ("CEQK) pursuant to Section 15303 under Class 3 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. 2. Class 3 exempts the construction of limited number of new, small structures, including one single family residence. The proposed project is a single-family residence located within the RM (Multi -Unit Residential) Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits — Findings and Decision), the following findings and facts in support of the findings for a use permit are set forth: Coastal Development Permit Finding A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding 1. The proposed design, bulk, and scale of the Development is consistent with the existing single-family neighborhood pattern of development and expected future development. 2. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code ("CBC") and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 3. Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterizations, a sizing standard for BMPs, use of an LID approach to retain the storm runoff volume onsite, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to the building permit issuance. Tmplt: 04/14/10 7 Planning Commission Resolution No. PC2018-007 Paqe 3 of 9 4. With the granting of the requested height allowance, 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 4,423 square feet and the proposed floor area is 4,377 square feet. b. The proposed Development complies with the required setbacks, which are 4 feet on the sides, 15 feet along the property line abutting the beach, and 12 feet along the interior walkway. c. The highest flat elements of the roof are no more than 28 feet from established grade and the highest ridge is no more than 33 feet from established grade, which complies with the maximum height requirements given by approval of the height allowance. d. The project does not require onsite parking. Parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618. 5. The Development fronts the Newport Bay with a sandy beach separating the project site and the water. A Coastal Hazards Analysis was prepared by William Simpson and Associates, Inc. The report concludes that the proposed project is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave runup, and flooding with moderate future sea level rise projections. The project site is protected by a bulkhead on property owned by the Community Association at a height of 8.66 feet (NAVD 88). The current highest tides have reached approximately 7.62 feet (NAVD 88). Utilizing the Community Development Department policy of a 1.25 -foot sea level rise, the existing bulkhead will protect the site and surrounding development from sea level rise. The proposed finished floor is 9.00 feet (NAVD 88), which is consistent with the minimum 9.00 feet (NAVD 88) standard. An additional 4 -foot concrete or masonry block garden wall may need to be constructed around the front porch of the Development in the future. 6. Proposed landscaping complies with the Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant, and prohibits invasive, species. Final landscape plans will be reviewed to verify invasive species are not planted. 7. Pursuant to NBMC Subsections 21.30.030(C)(3)(i) and (iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 8. The property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that Tmplt: 04/14/10 15 Planning Commission Resolution No. PC2018-007 Pace 4 of 9 includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 9. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of aby body of water located in the coastal zone; Facts in Support of Finding 1. The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Island. NBMC Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. The project involves the demolition of a single- family residence and the construction of a new single-family residence. Therefore, there is no change in land use and the proposed increases in floor area, height and bulk will not result in any significant adverse impacts to public recreation, access or views or otherwise diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. 2. Vertical and lateral access to the bay front is available adjacent to the Bay Island community at the street ends along the Balboa Peninsula (approximately 400 feet from the subject property). 3. The closest public viewpoint is located at Peninsula Park, approximately 3,000 feet southwest of the property. The proposed residence is not located near coastal view roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from the public view point and the project's compliance with development standards, the project will not impact coastal views. Height Increase In accordance with Section 1.5.5 (Building Height) of Use Permit No. 3618, the following finding and facts in support of the finding for a height deviation are set forth: Finding C. The proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. Fact in Support of Finding Tmplt: 04/14/10 10 Planning Commission Resolution No. PC2018-007 Paqe 5 of 9 1. Use Permit No. 3618 allows the height of residential dwellings to be increased from 24 feet up to 28 feet if found to be consistent with the height and scale of adjacent and surrounding dwellings. The NBMC measures residential building height such that an additional 5 feet in height is permitted for sloping roofs with a minimum 3:12 pitch. Therefore, a 24 -foot height limit allows up to 29 feet for sloping roofs and a 28 -foot height limit allows up to 33 feet for sloping roofs. 2. The proposed single -unit dwelling features a sloping roof with a minimum 3:12 pitch up to a maximum height of 33 feet, consistent with the allowance of Use Permit No. 3618. 3. The majority of dwelling units on Bay Island, including the adjacent property to the north (15 Bay Island), were constructed prior to 1972, when the Zoning District was R-3 and allowed for a height of 35 feet. The majority of existing residences on Bay Island are similar in height to the proposed dwelling. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit Application No. CD2017-070, subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference. 2. This building height action shall become final and effective fourteen (14) days after the adoption of this Resolution unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning. 3. This Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is fined with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation plan of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED AND ADOPTED THIS 22ND DAY OF FEBRUARY, 2018. AYES: NOES: ABSTAIN ABSENT: Tmplt: 04/14/10 27 Planning Commission Resolution No. PC2018-007 Paqe 6 of 9 M Peter Koetting, Chairman BY: Erik Weigand, Secretary Tmplt: 04/14/10 12 Planning Commission Resolution No. PC2018-007 Paqe 7 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL Project -Specific Conditions in Italics PLANNING DIVISION 1. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. 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). 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. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the City's Building Division and field sets of plans prior to issuance of building permits. 7. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought -tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the City's Planning Division. Tmplt: 04/14/10 29 Planning Commission Resolution No. PC2018-007 Paqe 8 of 9 8. All landscape materials and irrigations systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing conditions and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 9. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the City's Planning Division. 10. Prior to the issuance of a building permit, the Applicant shall submit to the City's Planning Division an additional copy of the approved architectural plans for inclusion in the application 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 application. 11. Prior to the issuance of a building permit, the approved Construction Pollution Prevention Plan ("CPPP") and Water Quality and Hydrology Plan ("WQHP") shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP and any changes could require separate review and approval by the City's Building Division. 12. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 13. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sides, not stored in contact with the soil, and located as far assay as possible from drain inlets and any waterway. 14. Best Management Practices ("BMPs") and Good Housekeeping Practices ("GNPs") shall be implemented prior to and throughout the duration of construction activity as designated in the CPPP. 15. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Sold waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 16. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. Tmplt: 04/14/10 20 Planning Commission Resolution No. PC2018-007 Paqe 9 of 9 17. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of approval by either the current property owner or leasing agent. 18. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of noise -generating construction activities to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 19. 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 NBMC Title 20 Planning and Zoning. 20.To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Dean Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-070 (PA2017- 167). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Tmplt: 04/14/10 21 22 Attachment No. PC 2 Draft Resolution for Denial 23 r. RESOLUTION NO. PC2018-007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING COASTAL DEVELOPMENT PERMIT NO. CD2017-070 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE AND ALLOW FOR AN INCREASED HEIGHT LIMIT FOR THE PROPERTY LOCATED AT 16 BAY ISLAND (PA2017- 167) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Tim Dean and Michelle Dean ("Applicant'), with respect to property located at 16 Bay Island, and legally described as S -Township 6, Range 10, Section 34, requesting approval of a coastal development permit and a height allowance. 2. On November 24, 1997, the City Council approved Use Permit No. 3618 to implement a Planned Residential Development ('PRD") Overlay, which modifies the Multi -Family Residential ("MFR") land use and proposed development regulations for Bay Island. The purpose of the PRD Overlay is to ensure that the single-family detached character of Bay Island is maintained. 3. The Applicant proposes a coastal development permit to allow the demolition of an existing single family residence and the construction of a new 4,377 -square -foot single- family residence ("Development') with a request to increase height up to 28 feet. 4. The subject Property is located within the Multi -Unit Residential ("RM") Zoning District and the General Plan Land Use Element category is Multiple -Unit Residential Detached ("RM -D"). 5. The subject Property is located within the coastal zone. The Coastal Land Use Plan category is Multiple -Unit Residential — 10.0 — 19.9 DU/AC ("RM -C") and the Coastal Zoning District is Multi -Unit Residential ("RM"). 6. A public hearing was held on February 22, 2018 in the City Hall Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. 2.5 Planning Commission Resolution No. PC2018-007 Paqe 2 of 3 SECTION 3. REQUIRED FINDINGS. Coastal Development Permit The Planning Commission may approve a coastal development permit application only after making each of the required findings set forth in NBMC Subsection 21.52.015 (F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings for the following reason: 1. The proposed residence does not conform to all applicable residential development standards as the Development does not comply with height requirements. Height Increase In accordance with Section 1.5.5 (Building Height) of Use Permit No. 3618, the Planning Commission may approve an increase in height up to 28 feet for flat roofs and 33 feet for sloped roofs only after making the findings that the building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. In this case, the Planning Commission was unable to make the required finding for the following reason: 1. Several residences on Bay Island are not built to the maximum allowable height of 33 feet. [.9x��[�7►[�Ux�169[�P►1 NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Coastal Development Permit Application No. CD2017-070, 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 fourteen (14) days after the adoption of this Resolution unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning. 3. This Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is fined 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 NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED AND ADOPTED THIS 22ND DAY OF FEBRUARY, 2018. AYES: Tmplt: 04/14/10 20 NOES: ABSTAIN: ABSENT: BY: M Peter Koetting, Chairman Erik Weigand, Secretary Planning Commission Resolution No. PC2018-007 Paqe 3 of 3 Tmplt: 04/14/10 27 22 Attachment No. PC 3 Resolution No. 23 Adopting Use Permit No. 3618 29 30 _W b, ! RESOLITIO\ NO. 23 • FILE COPY A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING A PLANNED RESIDENTIAL DEVELOPMENT USE PERMIT TO ESTABLISH LAND USE AND PROPERTY DEVELOPMENT REGULATIONS FOR THE BAY ISLAND COMMUNITY [USE PERMIT 3618] WHEREAS, the Bay Island was developed as a stock cooperative prior to the establishment of City zoning regulations; and WHEREAS, a planned residential development use permit is necessary- for the administration of City zoning regulations on existing and future development on Bay Island; and WHEREAS, the Land Use Element ofthe General Plan and the Local Coastal Program Land Use Plan designate the site for "Residential Single Family Detached" residential uses and that a planned residential development is a permitted use w thin this designation; and WHEREAS, the project is located within the Multi -Family Residential District and Planned Residential Development Overlay District, which permits multi -family residential land uses and planned residential developments; and WHEREAS, Bay Island provides off-street parking for each dwelling unit which is equal to that of the requirement for single family residential dwelling units. The off-street parking for Bay Island has shown to be adequate for many years and that the approval of the planned residential development use permit will not result in additional parking demand; and WHEREAS, the waiver of the requirement that the planned residential development be bounded on all sides by public streets will not -be inconsistent with adequate standards of pedestrian and vehicular access and traffic circulation for the development and for the area in which the develop- ment is located. The project has not negatively affected the pedestrian and vehicular system in the past seventy -ave years, and with the standards established by the planned residential development use 31 0 permit, the project will have adequate pedestrian and vehicular access; and WHEREAS, the approval of lise Permit No. 3618 to allow a planned residential development will not, under the circumstances of the case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City, for the following reasons: • The proposed planned residential development will not significantly alter the land use and development pattern of Bay Island. • That the PRD will allow Bay Island to continue to be developed with dwelling units; densities and property development standards which are consistent with those in the surrounding area. WHEREAS, on October 23, 1997, the Planning Commission of the City of Newport Beach held public hearings regarding Use Permit 3618; and WHEREAS, on November 24, 1997, the City Council of the City of Newport Beach held a public hearing regarding Use Permit 3618; and WHEREAS, the public was duly noticed of the public hearing; and WHEREAS, pursuant to the California Environmental Quality Act, it has been determined that the proposed amendment is categorically exempt under Class 5, minor alterations in land use limitations. 32 E THE CITY" COUNCIL OF THE CITY OF \EWPORT BEACH DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1: Use Permit 3618 is hereby approved to establish the following land use and property development. regulations for Bay Island: 1.5 Bav Island - PRD. All development shall conform to MFR District regulations unless modified by the following: I.5.1 Setbacks and Encroachments. A_ "Major Structures" shall conform to setbacks and envelopes as illustrated on Building Site Map dated 8-15-97 which defines the Buildable Area of Ihese sites. B. "Minor Structures" such as sun shades, decks, railings, stairs, etc., may encroach into the area illustrated with a maximum railing height of 42" above the main living floor. Porches and decks, roofs, etc., to serve floors above the main living floor shall be cantilevered and shall not encroach more than 5' into the front yard (bayside) or more than 4' into the rear yard (interior or "park" side). Roofs may encroach an additional T. 1.5.2 Gross Floor Area Gross Floor Area shall not exceed 2.5 times "buildable area." 1.5.3 Land Use Each site designated on the map of Bay Island shall permit the construction of only one single family unit. The existing caretaker's residence and the tennis court are permitted as accessory uses to the single family units. 15.4 Pnkine A parking structure built and owned by the Bay Island Club and located on Lots 2, 3, 4, 5; 6, Block 3, East Newport Tract provides parking for 48 cars, 37 covered and 11 uncovered. Two off-street parking spaces, including one covered; shall be 33 maintained for each dwelling unit, including any caretaker's residences. 1-5.5 Building Height Building height shall be 24', using the measurement of height defined in the Newport Beach Zoning Code, Chapter 20.65. This may be increased to a maximum of 28' with the approval of the Planning Commission if it is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings. 1.5.6 Nonconforming Buildings and Structures Buildings and structures made nonconforming due to the adoption of this planned residential development use permit or by ordinance changes may be continued subject to the provisions of Chapter 20.62 of the Newport Beach Zoning Code, 1.5.7 Modification Pennits,/Variances Modifications and variances to the property development regulations established by this planned residential development use permit or the Zoning Code may be granted under the provisions of Chapter 20.93 and Chapter 20.91, respectively, of the Newport Beach Zoning Code. I.S.S. Public Safeh, improvements All new structures shall be fully automatic ,`ire sprinklered in conformance with the requirements specified by the Newport Beach Fire and Marine Department. All existing structures shall be retrofitted with automatic fire sprinklers in conformance with the requirements specified by the Newport Beach Fire and Marine Department when the valuation of any new construction or alterations exceeds S50,000. Fire sprinkler system for each residential dwelling unit shall be installed on the dwelling unit's domestic water line. It shall be installed ahead of the pressure regulator so that the fire sprinkler system will be pressurized when the 6" fire main is pressurized. ii Since tile domestic and fire system are common, Bay Island shall sign an indemnification agreement, which is agreeable to both the Bay Island Club and the City of Newport Beach, indemnifying the City of Newport Beach for contamination or damage to individual dwelling units or the common domestic water system from pressurization of the fire line. This resolution was adopted at a regular meeting of the City Council of the City of Newport Beach held on March 9, 2004 , by the following vote, to w6t AYES. COUNCIL MEMBERS Heffernan, Rosasnsky, Adams, Bromberg, Webb, Nichols, Mayor Ridgeway NOES, COUNCIL MEMBERS None ABSENTCOUNCILMEMBERS None fEe W . MAYOR ATTEST: CITY CLERK 35 STATE OF CALIFORNIA } COUNTY OF ORANGE CITY OF NEWPORT BEACH } I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven: that the foregoing resolution, being Resolution No. 2004-23 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 9th day of March, 2004, and that the same was so passed and adopted by the following vote, to wit: Ayes: Heffernan, Rosansky, Adams, Bromberg, Webb, Nichols, Mayor Ridgeway Noes: -None Absent: None Abstain: 'done IN WITNESS WHEREOF, 1 have hereunto subscribed my name and affixed the official seal of said City this 10th day of March, 2004. (Seal) City Clerk Newport Beach, California 3o Attachment No. PC 4 Bay Island Club Letter 37 S2 PA2017-167 BAY ISLAND CLUB INCORPORATED 1903 Tim & Michelle Dean 16 Bay Island Newport Beach, CA 92661 Re--AppTovalaf-Conceptual-House Plaris for Lot -1"6. - -- Dear Dean's The Bay Island Board of Directors has granted the height variance above twenty- nine (29) feet and approved your conceptual house plans at their January 20, 2017 Board Meeting. This approval is contingent on the Architectural Committee's revised recommendations to your plans dated January 20, 2017. You should submit your preliminary plans to the Board and review your design with the City of Newport Beach. Sincerely, /4 Wade Cable Vice President Cc Charles Seager Alden Management Group 18 BAY ISLAND, NEWPORT BEACH, CALIFORNIA 92661 TELEPHONE 949.722.1000 FAX 949.722.1004 39 40 Attachment No. PC 5 Project Plans KIM 42 PA2017-167 RESIDENTIAL CONSTRUCTION REV15ED 5/04/2017 MINIMUM REQUIREMENTS APPLICABLE STANDARDS: E. USAGE 15 LIMITED TO N✓EEKDAY5 BETWEEN THE HOURS 2016 CALIFORNIA RESIDENTIAL CODE (CRL) TYPE OF PROTEC- FROM 8:00 AM AND 3:30 PM MONDAY THROUGH FRIDAY. 2016 CALIFORNIA BUILDING GORE (GBG) 11ON REQUIRED NO USE ON WEEKENDS OR FEDERAL HOLIDAYS. 2016 CALIFORNIA PLUMBING GODS (GPC) FIREPLACE: 2016 CALIFORNIA ELECTRICAL CODE (GEC) 18. GAS FIREPLACE APPLIANCES SHALL BE A DIRECT -VENT 2016 CALIFORNIA MECHANICAL CODE (CMG) 5 FEET OR MORE 5EALED-COMBUSTON TYPE. (C6 4.501 2016 BUILDING ENERGY EFFICIENCY STANDARDS (BEES) LE55 THAN 5 FEET BARRIER AND 2016 CALIFORNIA GREEN BUILDING LODE (CG,) iq FACTORY -BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER CH MUNICIPAL GRAFTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE MBMG) LE55 THAN 5 FEET GOMPONENT5 SHALL BE LISTED AND LABELED AND SHALL (CPG TABLE 103.2) BUT NOT MORE THAN BE INSTALLED IN ACCORDANCE WITH CONDITIONS OF THE GENERAL: 1/4TH THE HEIGHT THE LISTING. (CRG R1004.1, CBG 2111.13.1) 1. RESIDENTIAL BUILDING UNDERGOING PERMITTED ALTERA- 20. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TIONS, ADDITIONS OR IMPROVEMENTS SHALL REPLACE 5 FEET OR MORE TERMINATION OF FACTORY -BUILT CHIMNEYS EXCEPT WHERE NON-COMPLIANT PLUMBING FIXTURE5 NTH WATER GONSERV- BUT BETNEEN SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH INC, PLUMBING FIXNRE5 MEETING THE REQUIREMENTS OF 1/4TH AND 1/2 THE HEIGHT THE 5PEGIFIG FACTORY -BUILT CHIMNEY 5Y5TEM AND ARE 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE, OF CAN5TRUGTION INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SECTION 4.503. PLUMBING FIXTURE REPLACEMENT 15 5 FEET OR MORE INSTALLATION INSTRUCTIONS. (CRC R1005.2, GBG 2115,1) REQUIRED PRIOR TO ISSUANCE OF A CERTIFICATE OF MECHANICAL: OCCUPANCY OR FINAL INSPECTION BY THE CHIEF BUILDING PROVIDE A STRAIGHT VENT PIPE FROM THE WATER 1/2 THE HEIGHT OFFICIAL. (CIVIL (ADE, SECTION 1101.1 ET SEC., NBM( 21 ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS, AND 15.11.020) GAL ENERGY CODE 150.0 WATER HEATER SPACE. ( M) 51MILAR FIXTURES SHALL Be PROVIDED WITH AN EXHAUST 42. INSULATE ALL 5/4" AND LARGER HOT WATER PIPE. FAN NTH A MINIMUM GAPAGTY OF 50 CFM DUCTED TO 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWORT (CAL ENERGY 150.0(J)(2) TERMINATE OF5IDE THE BUILDING. BEACH DOES NOT RELIEVE APPLICANT5 OF THE LEGAL E. GLAZING WHERE THE BOTTOM EXPOSED EDGE OF (6RG R303.3, GG 4.506,1, GBG 1203.4.3.2.1, GMG 403.1) REQUIREMENT5 TO OBSERVE COVENANTS, CYONDITIONS AND THE GLAZING 15 LES5 THAN 3b INGHE5 ABOVE THE NEER TO INSPECT AND CERTIFY FOOTING EXCAVA- RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE 22 THE CLOTHES DRYER VENT SHALL NOT EXCEED 14 FT. IN PROPERTY OR TO OBTAIN 5. YOU SHOULD CONTACT 5TAIRWAY5, LANDINGS BE'NNEEN FLIGHTS OF STAIRS OVEN LENGTH WITH MAXIMUM TWO 10 DEGREE ELBOWS. TION YOUR COMMUNITY A550CU+TIONS PRIOR TO GOMMENGE- AND RAMPS, (CMG 504.3.1) MENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 23. ENVIRONMENTAL AIR DUCT5 SHALL TERMINATE MIN. 3 FEET B. PRIOR TO PERFORMING ANY WORK IN THE CITY RI6HT-0F- OF A 5TAIRWAY WHERE THE GLAZING 15 LE55 THAN FROM PROPERTY LINE OR OPENINGS INTO THE BUILDING. WAY, AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM 36 INCHES ABOVE THE LANDING AND NTHIN 60 (CMG 504.5) THE PUBLIC WORK5 DEPARTMENT. 24. MECHANICAL EQUIPMENT SHALL BE INSTALLED PER THE 4. A 517E SURVEY BY A LICENSED 5URVEYOR SHALL BE G. GLAZING IN GUARDS AND RAILINGS. MANUFACTURER'S, INSTALLATION INSTRUCTIONS. (CMG 303.1) REQUIRED PRIOR TO FOUNDATION CONCRETE POUR. 25. DOMESTIC RANGE VENTS TO BE SMOOTH METALLIC GARAGES, OUTDOORS, AND LAUNDRY ROOMS. BE EQUIPPED WITH AN APPROVED ALARM OR AN INTERIOR SURFACE. (CMG 5042) ELECTRICAL SERVICE: APPROVED ALTERNATE DROWNING PREVENTION SAFETY 46. AT A MINIMUM, ONE DEDICATED 20 AMP CRLUT 15 26. `SUPPLY AND RETURN AIR DUCTS TO BE INSULATED AT A 5. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW 14. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING MIN. GAL ENERGY CODE TABLE 1 A. CONSTRUCTION, REPLACEMENT BUILDING, OR ADDITION TO LOCATIONS: (6RG 83143, CBG 801.2.112) E R-8 DUCT INSULATION PER T 724 CALCIS.) PROVIDE 24 AN EXISTING BUILDING EXCEEDS FIFTY (50) PERCENT OF A. IN EACH SLEEPING ROOM. CONSTRUCTED, PER MUNICIPAL CODE SECTION THE GROSS FLOOR AREA OF THE EXISTING BUILDING. PLVMSING: NBMG 15.32.015) 21. PLUMBING FIxTURES: 6. E015ON COMPANY APPROVAL 15 REQUIRED FOR METER OVER A BATHTUB OR 5HOWER STALL. (CEG 406.q(G) A. NEW CONSTRUCTION 6 ADDITION/ALTERATIONS THAT LOCATION PRIOR TO INSTALLATION. 5UBPANEL5 ARE NOT ALLOWED TO BE LOCATED IN INCREASES CONDITIONED SPACE AREA, VOLUME, OR 1. FIELD IN5PECTOR5 TO REVIEW AND APPROVE UNDER- BATHROOMS OR CLOTHES CLOSETS. 51ZE (C6 4.303.1): GROUND 5ERVIGE REQUIREMENT PRIOR TO CONCRETE (CEG 240,240 AND 240.25(E) 1. COMPLY WITH GAL GREEN MANDATORY PLACEMENT. CIRGUIT5 SHARING A GROUNDED CONDUCTOR (NEUTRAL) REMIREMEINT5 8. 5ERVIGE EQUIPMENT AND 5U1 TO HAVE MIN. 50" NTH TWO UNGROUNDED (HOT) CONDUGTOR5 MUST USE A B. ADDITIONS AND ALTERATION5 NOT INCREASING WIDE BY 36" DEEP CLEAR WORK SPACE. TWO POLE CIRCUIT BREAKER OR AN IDENTIFIED HANDLE CONDITIONED SPACE AREA, VOLUME, OR 517E (LAV: 1 UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, TIE, GEC, 210,40)GROUP NON -CABLE CIRCUITS IN PANEL (GPC, 403.0408.2): GON5TRUGTION: (CB( 210.4(D ) A. OUTSIDE OF EACH 5LEEPIN6 AREA IN THE IMMEDIATE 51. THE RECEPTACLE OUTLETS THAT SERVE KITCHEN I. 5HONIER HEAD5: 2.0 GPM b 80 P51 8. PEDESTRIAN PROTECTION ADJACENT TO PUBLIC RIGHT OF COUNTERTOPS, DINING ROOM, BREAKFAST AREA, AND AAY TO BE A5 FOLLOWS: PANTRY, MUST HAVE A MIN. OF 2 DEDICATED 20 AMP II. LAVATORY FAUCETS: 1.5 GPM @ 60 FBI GBG TABLE 3306.1 PROTECTION OF PEDESTRIANS HEIGHT OF 1215TANGE FROM TYPE OF PROTEC- CONSTRUCTION CONSTRUCTION TO LOT LINE 11ON REQUIRED DRAIN PIPING SYSTEM, AND THE EXTERIOR ON51TE DRAIN LE55 THAN 5 FEET CONSTRUCTION b FEET 11. WALL COVERING OF 5HOWER5 OR TUBS WITH 5HOAE RS RAILINGS OR LE55 5 FEET OR MORE NONE HTILITYDEPARTMIENT OOK- P PRIOR TO BUILDING, FINAL. EX5TIING LE55 THAN 5 FEET BARRIER AND THE MAXIMUM AMOUNT OF WATER CLOSETS ON A 3 INCH DRAIN INLET. BAGKIN6 FOR TILE SHALL BE GEMENT BOARD COVERED WALKWAY HORIZONTAL DRAINAGE SYSTEM LINE 15 3. LE55 THAN 5 FEET INFORMATION: (CPG TABLE 103.2) BUT NOT MORE THAN BARRIER AND THE MAXIMUM AMOUNT OF WATER CLOSETS ON A 3 INCH 1/4TH THE HEIGHT COVERED WALKWAY VERTICAL DRAINAGE SYSTEM LINE 15 4. OF CONSTRUCTION MAXIMUM TEMPERATURE OF 120 DEGREES AT ALL MORE THAN 5 FEET OR MORE ''q. 8 FEET BUT BETNEEN BARRIER FOR WATER HEATER. (GAL ENERGY CODE 150.0(N) 1/4TH AND 1/2 THE HEIGHT 40. PROVIDE A CONDENSATE DRAIN NO MORE THAN 2 INCHES OF CAN5TRUGTION OGGUPANCY: R3/U ABOVE THE BASE OF THE WATER HEATER SPACE. (GAL ENERGY GODE 150.0(N) 5 FEET OR MORE 5UGH PATCH BACK PANEL SHALL BE DOWELED INTO CONSTRUCTION BUT EXCEEDING NONE PROVIDE A STRAIGHT VENT PIPE FROM THE WATER 1/2 THE HEIGHT GENERAL NOTES HEATER SPACE TO THE OUTSIDE TERMINATION FROM THE OF CONSTRUCTION SOILS ENGINEER TO REVIEW AND APPROVE III. KITCHEN FAUCETS: 1.5 GPM ® 60 F51 V. WATER CL05ET:1.28 GALLONS PER FLUSH 28. CLEARANCE FOR ANY WATER GLOSET TO BE A MINIMUM OF 24 INGHE5 IN FRONT, AND 15 INGHE5 FROM 1T5 CENTER TO ANY SIDE WALL OR OBSTRUCTION. (GPC, 402.5) 25. THE WATER HEATER BURNER TO BE AT LEAST 18 INCHES ABOVE GARAGE FLOOR, IF LOCATED IN A GARAGE. (GP( 501.13) 30. INSTALL A 3 INCH DIAMETER BY 3 FEET TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATER5 LOCATED IN GARAGE. (GPC 501.13.1) 31. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM NTH 1-1/2" X 16 GAUGE STRAP WITH 3/8"0 X 3" LAG BOLT EACH END. (GPC 501.2) 32. A55 AND PVC DRAIN WA5TE AND VENT PIPING MATERIAL 6 LIMITED TO 2 5TORIE5 MAX. (CPG 101.1(2)(A) AND 103.1.1) 33. A55 AND FVC ROOF AND DECK DRAM MATERIAL 15 LIMITED TO 2 5TORIE5 MAX. (GPC 1101.3 AND 106.0) 34, ROOF AND DECK DRAIN 5Y5TEM5 IN51PE THE BUILDING ARE REQUIRED TO BE INSTALLED WITH DIRECTIONAL DWV DRAINAGE FITTINGS. (GPC 11013 AND 106.0) 10. ALL EXTERIOR LATH AND PLASTER SHALL HAVE TING 35. CLEANOUT5 ARE REQUIRED WITHIN 2 FEET OF THE LAYERS OF GRADE D PAPER OVER WOOD BASE N511RUGTION CONNECTION BETWEEN THE INTERIOR ROOF AND DECK 5HEATHNG, (6RG R103.6.3, GBG 2510.6) MERE THE STHE STANDARDH 15REMOVED DRIVEKAAY DRAIN PIPING SYSTEM, AND THE EXTERIOR ON51TE DRAIN coi FOP 14. TO MAIN M. (CPG 11 11. WALL COVERING OF 5HOWER5 OR TUBS WITH 5HOAE RS 36. ALSYSL AALL HOSE 5I585 ARE TO HAVE VACUUM BREAKERS. H ARE SHALL BE OF GEMENT PLASTER, TILE, OR APPROVED METERNLOCATION PRIOR TOANSTALLATION. HTILITYDEPARTMIENT OOK- P PRIOR TO BUILDING, FINAL. EX5TIING EQUAL, TO A HEIGHT OF NOT LE55 THAN 12 INCHES ABOVE 31, THE MAXIMUM AMOUNT OF WATER CLOSETS ON A 3 INCH DRAIN INLET. BAGKIN6 FOR TILE SHALL BE GEMENT BOARD IMPROVEMENT5 SURROUNDING THE 51TE 15 HORIZONTAL DRAINAGE SYSTEM LINE 15 3. OR CEMENT PLASTER. ((RC R301.2, GBG 1210.2.3) INFORMATION: (CPG TABLE 103.2) 12. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING 38. THE MAXIMUM AMOUNT OF WATER CLOSETS ON A 3 INCH HAZARDOUS LOCATIONS: (CRC R308.4, GBG 2406.4) (406-L) INSTALLED TO COMPLY WITH CITY VERTICAL DRAINAGE SYSTEM LINE 15 4. A. 5WN61N6, BI -FOLD, AND SLIDING DOORS MAXIMUM TEMPERATURE OF 120 DEGREES AT ALL (GPC TABLE 103.2) B. WHEN LOCATED WITHIN W INCHES ABOVE THE FLOOR ''q. PROVIDE 6A5 LINE WITH A MIN. CAPACITY OF 200,00 BTU OF NET SURFACES 5UGH AS, TUBS, 5HOWER5, 5AUNA5, PERMIT AND MAY REQUIRE THE EXECUTION OF AN FOR WATER HEATER. (GAL ENERGY CODE 150.0(N) STEAM ROOMS, OR OUTDOOR SWIMMING POOLS. 40. PROVIDE A CONDENSATE DRAIN NO MORE THAN 2 INCHES G. NTHIN A 24 INCH ARG OF EITHER VERTICAL EDGE OGGUPANCY: R3/U ABOVE THE BASE OF THE WATER HEATER SPACE. (GAL ENERGY GODE 150.0(N) OF DOORS AND WITHIN 60 INCHES OF WALKING 5UGH PATCH BACK PANEL SHALL BE DOWELED INTO CONSTRUCTION SURFACE. 41. PROVIDE A STRAIGHT VENT PIPE FROM THE WATER D. WHERE 6LAZN6 AREA IS MORE THAN q 50. FT., GENERAL NOTES HEATER SPACE TO THE OUTSIDE TERMINATION FROM THE NTH THE BOTTOM EDGE LE55 THAN 18 INCHES ABODE SOILS ENGINEER TO REVIEW AND APPROVE GAL ENERGY CODE 150.0 WATER HEATER SPACE. ( M) THE FLOOR, TOP EDGE MORE THAN 36 INCHES ABOVE 42. INSULATE ALL 5/4" AND LARGER HOT WATER PIPE. THE FLOOR, AND WITHIN 36 INCHES OF A WALKN6 (CAL ENERGY 150.0(J)(2) SURFACE, MEASURED HORIZONTALLY. ELECTRICAL: E. GLAZING WHERE THE BOTTOM EXPOSED EDGE OF 43. ALL RECEPTACLE OUTLET5 IN BATHROOMS, ABOVE THE GLAZING 15 LES5 THAN 3b INGHE5 ABOVE THE NEER TO INSPECT AND CERTIFY FOOTING EXCAVA- KITCHEN COUNTERTOPS, CRAYNL SPACES, GARAGE, ROOF - PLANE OF THE ADJACENT WALKING SURFACE OF 4. PROVIDE 2 LAYERS OF 5ANDBA65 AT PROPERTY TOPS, OUTDOOR OUTLETS, WITHIN 6" OF WETBAR/LAUNORY 5TAIRWAY5, LANDINGS BE'NNEEN FLIGHTS OF STAIRS � SINKS TO BE PROTECTED BY GROUND FAULT CIRCUIT AND RAMPS, DETAISTRUCTURALS INTERRUPTER (6176). (CEG 210.8) F. GLAZING ADJACENT TO THE LANDING AT THE BOTTOM 44. ALL RECEPTACLE OUTLETS ARE REQUIRED TO BE LISTED OF A 5TAIRWAY WHERE THE GLAZING 15 LE55 THAN G. WHEN IT IS FOUND THAT THE BUILDING SEWER TAMPER RESISTANT. (656 406.12 AND 210.52) 36 INCHES ABOVE THE LANDING AND NTHIN 60 45. COMBINATION TYPE AFCI CIRCUIT BREAKERS ARE INGHE5 HORIZONTALLY OF THE BOTTOM TREAD. AND REGOMPAGTION DURING GRADING OPERA- REQUIRED FOR ALL 120 VOLT SINGLE PHASE 15/20 AMP G. GLAZING IN GUARDS AND RAILINGS. APPROVAL FROM GENERAL SERVICES DEPARTMENT. BRANCH GIRGUT5. EXCEPT FOR BATHROOMS, KTGHEN5, 13. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL JOB # GARAGES, OUTDOORS, AND LAUNDRY ROOMS. BE EQUIPPED WITH AN APPROVED ALARM OR AN SPRINKLERS (GEG 210.12(8) APPROVED ALTERNATE DROWNING PREVENTION SAFETY 46. AT A MINIMUM, ONE DEDICATED 20 AMP CRLUT 15 FEATURE, (CEG 3101.4.4.2) D. IF AREA OF STRUCTURAL REMODEL REQUIRED FOR A BATHROOM. (GEC 210.11(6)(3) 14. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING 41. A GFGI PROTECTED RECEPTACLE 15 REQUIRED WITHIN 3 LOCATIONS: (6RG 83143, CBG 801.2.112) FILL AND RECOMPACTION. FEET OF THE EDGE OF EACH SINK IN A BATHROOM. A. IN EACH SLEEPING ROOM. CONSTRUCTED, PER MUNICIPAL CODE SECTION (CE( 210.520 B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE 48. REGEPTAGLE OUTLETS ARE NOT ALLOME D WITHIN OR IMMEDIATE VICINITY OF THE BEDROOMS, NBNPORT BEACH FIRE DEPARTMENT AT TIME OF OVER A BATHTUB OR 5HOWER STALL. (CEG 406.q(G) G. ON EACH ADDITIONAL STORY, INCLUDING BASEMENTS 4q. 5UBPANEL5 ARE NOT ALLOWED TO BE LOCATED IN AND HABITABLE ATTICS, E. WHEN b OR MORE FIXTURE UNITS PER UPC, ( BATHROOMS OR CLOTHES CLOSETS. SMOKE ALARMS SHALL Be HARDWIRED WITH BATTERY (CEG 240,240 AND 240.25(E) BACK-UP AND INTERCONNECTED UNLE55 EXEMPTED IN 50, CIRGUIT5 SHARING A GROUNDED CONDUCTOR (NEUTRAL) ACCORDANCE WITH GRC R314.4 6 R314.5 OR GBG 107.2.11.3 SITE TO THE SATISFACTION OF THE GENERAL NTH TWO UNGROUNDED (HOT) CONDUGTOR5 MUST USE A 8 g01.2.11.4. TWO POLE CIRCUIT BREAKER OR AN IDENTIFIED HANDLE 15. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE (LAV: 1 UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, TIE, GEC, 210,40)GROUP NON -CABLE CIRCUITS IN PANEL FOLLOWING LOCATIONS: (6RG R315.3, GBG 420.6) 23. (CB( 210.4(D ) A. OUTSIDE OF EACH 5LEEPIN6 AREA IN THE IMMEDIATE 51. THE RECEPTACLE OUTLETS THAT SERVE KITCHEN VICINITY OF THE BEOROOM(5). SOUND ATTENUATION FOR MECHANICAL EQUIPMENT COUNTERTOPS, DINING ROOM, BREAKFAST AREA, AND TO BE CONSTRUCTED PER GBG 3306.5, 3306.6 AND PANTRY, MUST HAVE A MIN. OF 2 DEDICATED 20 AMP B. ON EVERY LEVEL OF THE DAELLING UNIT INCLUDING GROUTS. (CEG 210.52(6)(1) BASEMENTS. 52. KITCHEN GOUNTERTOP512 INCHES OR WIDER MUST HAVE A 16. ALL FENESTRATIONS ON WINDOM AND DOORS SHALL REGEPTAC.E OUTLET. (GES 210.52(6) HAVE U-FAGTOR5 AND 50LAR HEAT GAIN CYOEFFICIENT (SHGG) VALUES IN ACCORDANCE NTH T-24 ENERGY 53. KITCHEN COUNTERTOPS MUST HAVE RECEPTACLE OITLET5 CALCULATIONS. ALL FENESTRATIONS MUST HAVE 24. W NO POINT ALONG COUNTER WALLS IS MORE THAN 24 TEMPORARY AND PERMANENT LABELS. A LICENSED SURVEYOR SHALL COMPLETE A FEMA 15. INCHES FORM A RECEPTACLE. (GEC, 210.52(6) TEMPORARY GENERATOR: 54. ISLAND AND PENINSULAR COUNTERTOPS MUST HAVE AT . LEAST ONE REGEPfAGI-E. (CEG 210.52(6)(1) AND (2) 11. HAND OPERATED GONSTRUCTION TOOLS POVERED BY 55. THE SPACING FOR GENERAL RECEPTACLE OUTLETS MUST ELECTRICITY MUST USE POWER PROVIDED BY SOUTHERN BE LOCATED 50 THAT NO POINT ON ANY WALL, FIXED CALIFORNIA E015ON THROUGH A TEMPORARY POLE OR GLASS, OR CABINE7515 OVER 5 FEET FROM A AVAILABLE OUTLET. IN RARE CASE WHERE ELECTRICITY 15 RECEPTACLE OUTLET. (CEG 210.52(A) NOT READILY AVAILABLE AND A PORTABLE TEMPORARY GENERATOR 15 NECESSARY, THE FOLLOWING RESTRICTIONS 56. HALLWAY510 FEET OR MORE MUST HAVE AT LEAST ONE MUST BE ADHERED TO: RECEPTACLE OUTLET. (GEC 210.52(H) A. MUST BE PORTABLE AND MAY EASILY BE RELOCATED. 51. LAUNDRY ROOMS MUST HAVE AT LEAST ONE DEDICATED B. TEMPORARY GENERATORS ARE TO BE LOCATED A 20 AMP RMEPTAGLE CIRCUIT. (GEC 210.11(2) MINIMUM DISTANCE FROM ANY PROPERTY LINE 58. PROVIDE 120V RECEPTACLE WTHIN 3 FEET OF WATER ACCORDING TO THE FOLLOWING TABLE: HEATER. (GAL ENERGY CODE 150O(N) TIME IN USE REQUIRED REQUIRED FOUNDATION: HOURS SETBACK FROM SETBACK FROM Sq. WEEP SCREED FOR 5TU000 AT THE FOUNDATION PLATE PROPERTY LINE ADJACENT LINE SHALL BE A MINIMUM OF 4 INGHE5 ABOVE THE EARTH STRUCTURES OR 2 INCHES ABOVE PAVED AREAS. 0-1 DAY 10 FEET 5 FEET ICRC R103.6.2.1, CBG 2512.12) > 1 DAY 20 FEET 5 FEET 50. FA.5TENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC-) IN CONTACT WITH FRESERVATIVE-TREATED WOOD C. IF THE MINIMUM 015TANCE CANNOT BE ACHIEVED, SHALL BE OF HOT -DIPPED ZINC -COATED GALVANIZED THEN THE GENERATOR SHALL BE LOCATED THE M057 STEEL, 57AINLE55 STEEL, SILICON BRONZE OR COPPER. EXTREME D15TANCE PRACTICAL TO INHIBIT NOISE. (GRG R313, GBG 2304.q.5.1) OTHER MEW05 TO INHIBIT N015E MAY BE UTILIZED 61. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE 06HER5, WHEN PRACTICAL. A MINIMUM OF 0.221" X 3" X 3" IN SIZE. SETP✓EE1151LL D. MAY BE OPERATIONAL FOR A MAXIMUM OF FIVE PLATE AND NUT. (CRC PW2.11.1, GBG 2308.12.8, CONSECUTIVE CALENDAR DAYS. AFTER FIVE ACCEPTABLE ALTERNATE 5DPW5 4.3.6.4.3) CONSECUTIVE CALENDAR DAYS OF USE, POWER SHALL BE PROVIDED THROUGH THE USE OF A TEMPORARY FOM POLE - DEAN RE-SIDENCE 16 GAY ISLAND -- NEWPORT t5r-ACH IAN J.N. HARRISON - ARCHITECT FA t_1` SITE NOTES HEIGHT OF PROJECT NOTES N511RUGTION I. GRADING: SEE SHEET Cl. 11. MERE THE STHE STANDARDH 15REMOVED DRIVEKAAY 1 coi FOP 14. TO MAIN LE55 THAN 5 FEET 2. ALL PLANTING BE NON-INVASIVE. OR LE55 APPROACTY AND MERE RAILINGS, METERNLOCATION PRIOR TOANSTALLATION. HTILITYDEPARTMIENT OOK- P PRIOR TO BUILDING, FINAL. EX5TIING BUILDING CODE MI 3. ALL ENCROACHMENTS WITHIN THE PUBLIC RIGHT -0F- 54.16% NEW DRIVEWAY APPROACH 15 GONSTRUGTED, A MINI- IMPROVEMENT5 SURROUNDING THE 51TE 15 SERVICE TO BE UNDERGROUND IF RELOCATED LATERAL TO BE CHANGED AND CLEAN-OUT INFORMATION: WAY MUST BE REVIEWED AND APPROVED BY THE WALKWAY MUM 12" WIDE X 12" DEEP FULL DEPTH CONCRETE 5 FEET OR MORE OR A NEW SERVICE 15 INSTALLED. FIELD INSPEC- (406-L) INSTALLED TO COMPLY WITH CITY BUT NOT MORE THAN PUBLIC WORK5 DEPARTMENT UNDER A SEPARATE MAXIMUM TEMPERATURE OF 120 DEGREES AT ALL PATCH BACK SHALL BE GON5TRUGTED ALONG THE WALKWAY TORS TO REVIEW AND APPROVE FUTURE UNDER- STANDARDS IF ANY OF THE FOLLOWING CONDI- ARCHI PERMIT AND MAY REQUIRE THE EXECUTION OF AN 5 FEET OR MORE ENTIRE LENGTH OF THE NEW DRIVEWAY APPROACH. 8 FEET GROUND SERVICE REQUIREMENT PRIOR TO TIONS OCCUR. THIS WILL BE DETERMINED BY THE OGGUPANCY: R3/U ENCROACHMENT AGREEMENT. THERE 15 NO S2FLOOR 5UGH PATCH BACK PANEL SHALL BE DOWELED INTO CONSTRUCTION CONCRETE PLACEMENT. BUILDING IN5PECTOR. CONSTRUCTION TYPE: TYPE V -B GUARANTEE THAT ENGROAGEDBYS SHOWN THE GENERAL NOTES THE EXI5TIN6 CONCRETE ROADKAY AND GONG RETF CURB. 2. SOILS ENGINEER TO REVIEW AND APPROVE A. ALTERATIONS TO THE BUILDING 55AER 15 FENCING IC SITE PLAN WILL BE APPROVED BY THE PUBLIC CONSTRUCTION GUTTER FOUNDATION AND GRADING PLANS. SOILS ENGI- DONE. SPRINKLERED: YES WORKS DEPARTMENT. 20. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL NEER TO INSPECT AND CERTIFY FOOTING EXCAVA- B. ADDITIONAL PLUMBING FIXTURES REQUIRE ZONE: R-1 4. PROVIDE 2 LAYERS OF 5ANDBA65 AT PROPERTY SD5 BE INSTALLED AND POSITIONED IN A MANNER THAT � 11ON AND DESIGN BEARING PRESSURE, GRADING INCREASE IN SIZE OF BUILDING LINE. DETAISTRUCTURALS LINE5 FOR ER05ION CONTROL PER NBMG, TYP, WILL NOT CAUSE IRRIGATION OVER5PRAY ONTO THE PUBLIC BOARDWALK. AND COMPACTING OF 51,56RADE PRIOR TO POURING CONCRETE. FOR OVER -EXCAVATION G. WHEN IT IS FOUND THAT THE BUILDING SEWER DEFERRED SUBMITTALS 5. REMOVAL OF ANY GITY TREES REQUIRES PRIOR 21. ALL WORK RELATED TO WASTEWATER IN PUBLIC, RIGHT- AND REGOMPAGTION DURING GRADING OPERA- IS INSTALLED IN AN ILLEGAL OR UNSANITARY APPROVAL FROM GENERAL SERVICES DEPARTMENT. OF -WAY 514ALL BE PERFORMED BY A 642 LICENSED JOB # TION SOILS ENGINEER TO VERIFY COMPETENT MANNER. SPRINKLERS b. TREES ARE REQUIRED TO BE PLANTED IN PARKWAY pdw SANITATION SEWER CONTRACTOR OR AN "A" LICENSED 11/3/2017 501E AT EXTENT OF EXCAVATION PRIOR TO BACK D. IF AREA OF STRUCTURAL REMODEL SUBMIT SPRINKLER PLANS TO NEWPORT BEACH FIRE ABUTTING THE BUILDING 51TE IF A NEW BUILDING 15 GENERAL EN&INEERIN& CONTRACTOR FILL AND RECOMPACTION. ADDITION 15 GREATER THAN 50% OF DEPARTMENT AND PROVIDE PLANS APPROVED BY CONSTRUCTED, PER MUNICIPAL CODE SECTION 22 ALL WORK RELATED TO WATER IN PUBLIC RI6HT-OF-WAY 3. PROVIDE PRESSURE REGULATOR IF WATER 15 EXISTING AREA. NBNPORT BEACH FIRE DEPARTMENT AT TIME OF 13.09.010. SHALL BE PERFORMED BY A G-34 LICENSED PIPELINE T1 EQUAL TO OR GREATER THAN EIGHTY POUNDS E. WHEN b OR MORE FIXTURE UNITS PER UPC, ( FRAMING INSPECTION. 1, PROVIDE TREES IN THE PARKWAY ADJOINING TH15 CONTRACTOR OR AN 'A" LICENSED GENERAL ENGINEERING PER 5QUARE INCH (80 P51). 1-3) ARE ADDED TO AN EXISTING SYSTEM SITE TO THE SATISFACTION OF THE GENERAL CONTRACTOR.4. SEPARATE APPLICATION PERMIT 15 REQUIRED (LAV: 1 UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, ELECTRICAL LOAD CALCULATIONS 515DEPARTMENT (949/644-3083). APPROVAL RE FROM GENERAL 5ERVIGES IS REQUIRED ON THE 23. WHEN REQUIRED, FENCE BARRIER A� WALKWAY DOVER FOR DEMOLITION, RETAINING WALLS, PATIO LAUNDRY: 2 UNITS, BATHTUB, SHOWER: 2 UNITS), ELECTRICAL PANEL SCHEDULE AND SOUND ATTENUATION FOR MECHANICAL EQUIPMENT BUILDING INSPECTION CARD PRIOR FINAL TO BE CONSTRUCTED PER GBG 3306.5, 3306.6 AND COVERS, FENCES OVER 3 FEET HIGH AND CIRCUIT ORAAINGS ARE REQUIRED FOR INSPECTION. 3306'1' POOLS/5PA5. SERVICE EXCEEDING 400 AMPS. 8. 5URVEYOR SHALL MONUMENT PROPERTY CORNERS 24. PROVIDE IN ADDITION TO PROTECTION OF CONSTRUCTION FENCING 12' TO b4" " 4HIGH 84' HIGH. 5. A LICENSED SURVEYOR SHALL COMPLETE A FEMA 15. PRIOR TO PERFORMING ANY WORK IN THE CITY BEFORE STARTING 6RADIN6 WITH PERMANENT . ELEVATION CERTIFICATE AND SUBMIT IT TO THE RIGHT-OF-WAY, AN ENCROACHMENT PERMIT MUST MONUMENTS. SURVEYOR TO FILE A CORNER RECORD OR A RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR, EVIDENCE OF FILING SHALL BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. q. CONTRACTOR TO OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC WORK5 PRIOR TO PERFORMING ANY OFF-51TE WORK. 10. AN ENCROACHMENT AGREEMENT 15 REQUIRED FOR ALL NON-STANDARD IMPROVEMENT5 WITHIN THE PUBLIC RI6HT-0F-WAY. ALL NON-STANDARD IMPROVEMENT5 SHALL COMPLY WITH CITY COUNCIL POLICY L -b AND L-18. 11. NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON 15 REQUIRED TO DE50END OR OBTAIN NECE55ARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY. 12. FENCES AND WALL5 WITHIN THE SIDE YARD 5ET- BACKS SHALL NOT EXCEED 6-0" AS MEASURED FROM q.00' NAV88. PORTION OF THE FENCE OR (WALL ABOVE SIX FEET IN HEIGHT FROM THE EXI5TIN57 GRADE PRIOR TO If ON5TRUCTION MUST BE 60% OPEN. TABLE 3306.1 PROTECTION OF PEDERRIAN5 HEIGHT OF DISTANCE FROM TYPE OF N511RUGTION CONSTRUCTION PROTECTION 16. A PUBLIC WORKS DEPARTMENT ENCROACHMENT TO LOT LINE REQUIRED 8 FEET LE55 THAN 5 FEET CONSTRUCTION OR LE55 SUBMITTAL FOR PLAN REVIEW. RAILINGS, 5 FEET OR MORE NONE 1. TEMPORARY SHORING 15 REQUIRED FOR EXCAVA- MENT INSPECTION, IF ANY OF THE EXISTING PUBLIC 54.16% BARRIER AND IMPROVEMENT5 SURROUNDING THE 51TE 15 LE55 THAN 5 FEET COVERED DAMAGED, NBA CONCRETE SIDEWALK, CURB AND FRONTING PROJECT 51TE SHALL BE REPLACED - WALKWAY GUTTER AND ALLEY/STREET PAVEMENT WILL BE 5 FEET OR MORE BARRIER AND FOUNDATION NOTE #4. BUT NOT MORE THAN COVERED MAXIMUM TEMPERATURE OF 120 DEGREES AT ALL 1/4 THE HEIGHT OF WALKWAY GENERAL NOT SL CONSTRUCTION ARCHI MORE THAN 5 FEET OR MORE w 8 FEET BUT BETWEEN 1/4 AND 1/2 BARRIER S1FOUNDAITON THE HEIGHT OF S2FLOOR FRAMING PLANS CONSTRUCTION FRAMING PLAN 5 FEET OR MORE b FEET GENERAL NOTES BUT EXCEEDING N5TRUGTION D THE HEIGHT OF FENCING STRXICT CONSTRUCTION DETAILSURAL BUILDING DEPARTMENT IN5PECTOR DURING FINAL BE OBTAINED FROM THE PUBLIC WORK5 DEPART- GOLF CART IN5PEGTION. MENT. DEFERRED SUBMITTALS TO BE REVIEWED 6. CONTRACTOR TO HAVE LAB TEST FOR 501L 16. A PUBLIC WORKS DEPARTMENT ENCROACHMENT BY THE PROJECT ARCHITECT OR ENGINEER SULFATES PRIOR TO GALLING FOR FOUNDATION PERMIT INSPECTION 15 REQUIRED BEFORE THE OF RECORD AND CERTIFIED PRIOR TO INSPECTION AND SHOW SULFATES ARE NEGLIGIBLE BUILDING DEPARTMENT PERMIT FINAL CAN BE SUBMITTAL FOR PLAN REVIEW. OR COMPLY WITH TABLE 1`1I ISSUED. AT THE TIME OF PUBLIC WORK5 DEPART - PROP05FD COVRAGE 1. TEMPORARY SHORING 15 REQUIRED FOR EXCAVA- MENT INSPECTION, IF ANY OF THE EXISTING PUBLIC 54.16% TION WHICH REMOVES THE LATERAL SUPPORT IMPROVEMENT5 SURROUNDING THE 51TE 15 11. ALL LANDSCAPING IN PUBLIC RI6HT-0F-WAY FROM A PUBLIC WAY OR AN EXISTING BUILDING DAMAGED, NBA CONCRETE SIDEWALK, CURB AND FRONTING PROJECT 51TE SHALL BE REPLACED - EXCAVATIONS ADJACENT TO A PUBLIC WAY GUTTER AND ALLEY/STREET PAVEMENT WILL BE BY L.AND56APING TO THE SATISFACTION OF THE d yam, Q AREA SUMMARY CITY OF NBWPORT BEACH 5A5EMENT 1322.24 5F FIRST FLOOR 1308.46 5F 5EGOND FLOOR 1536A5 SF TOTAL DWELLING 4161.65 5F GOLF CART 20q.84 5F TOTAL STRUCTURE 55NER LATERAL AND/OR CLEANOUT WITH BOXSAID 43-M.49 517 BALCONIES 581.62 SF ALLOWABLE: 4423.54 517 68.31X25.SSX2.5 C LOTGOVERAGE EE DETERMINATION AND THE EXTENT OF REPAIR Coast�Hwy LOT 51ZE 3231 5F PROP05FD COVRAGE 1150 5F MENTS. 54.16% LANDSCAPE AREA REQUIRE PUBLIC WORKS APPROVAL PEIOR TO REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES VICINITY MAP ISSUANCE OF A BUILDING PERMIT. SHORING MUST INFRASTRUCTURE ARE DEEMED SUB-5TANDARD, 13. FENGE5 AND WALLS WITHIN THE FRONT YARD 5HOWER5 AND TU6/51­10WERS TO BE PROVIDED INVE57I6ATION REPORT BY A LICIEN5ED 6E0- 51 SHALL NOT EXCEED 5-0" AS MEASURED 25, THE HEIGHT OF FENCES AND WALL5 WITHIN REQUIRED BY THE USE OF PRESSURE BALANCE OR THERMO- TECHNICAL ENGINEER. PROVIDE TIWAL REPORT, FROM NATURAL GRADE. THE UPPER 5-0" MUST BE SIDE AND REAR YARD SETBACK AREAS MAY 8E IN- STATIC MIXING VALVES. NET STAMPED, SIGNED AND DATED. AT LEAST 40% OPEN. GREASED PROVIDED THE HEIGHT DOE5 NOT EXCEED 14. DISTANCE FROM FADE OF FOUNDATION TO SIX FEET A5 MEA51JRED FROM THE PROP05ED FIN- 12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, 11. CONTRACTOR SHALL NOTIFY ADJACENT PROPER - PROPERTY LINE TO BE ZONING SETBACK PLUS WALL 15HED GRADE AND NINE FEET A$ MEASURED FROM INCLUDING DUCT OPENINGS, TO BE ABOVE ELEV- TY OWNER5 BY CERTIFIED MAIL 10 DAYS PRIOR THE EXISTING GRADE PRIOR TO GONSTRUGTION. ATION 1.00' NAV088 MEAN SEA LEVEL (M.5.L.I TO STARTING EXCAVATION WORK. FINISH THICKNESS, MINIMUM. ADDITIONALLY, THE HEIGHT OF FEN( E5 OR WALLS 13. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF 20. PROVIDE WHOLE HOUSE MECHANICAL VENTILATION 15, THE WATER METER AND BENER GLEAN OUT THAT SHALL NOT EXCEED NINE FEET AS MEASURED FROM NEWPORT BEACH DOES NOT RELIEVE APPLICANTS PER A51HRAE STANDARD 62.2-2001 SECT. 4, WITH SERVE THE NEW RE51DENCE SHALL BE LOCATED THE EXISTING GRADE OF AN ABUTTING LOT. THE POR- OF THE LEGAL REQUIRBMENT5 TO OBSERVE EXCEPTION THAT NATURAL VENTILATION THROUGH Batb,o WITHIN THE ALLEY/STREET AND SHALL HAVE A TION OF THE FENCE OR WALL ABOVE 51X FEET IN COVENANTS, CONDITIONS AND RESTRICTIONS DOORS AND WINDOWS 15 NOT ANAGGEPTABLE arBlvd. TRAFFIC-&RADE BOX AND COVER. SEWER CLEANOUT HEIGHT FROM THE EXI5TIN6 GRADE PRIOR TO CON- WEIGH MAY BE RECORDED AGAINST THE PROPER- ALTERNATIVE TO WHOLE HOUSE VENTILATION SHALL BE CONSTRUCTED PER CITY STANDARD STRUGTION SHALL BE CONSTRUED OF OPEN &RILL- TY OR TO OBTAIN PLANS. YOU SHOULD CONTACT (BEES 152(A), EXCEPTION 5 TO SECTION 152(A)). kac„ 11401 No WROUGHT IRON, LATTICEWORK, PICKETS, OR YOUR COMMUNITY ASSOCIATIONS PRIOR TO FOR CONTINUOUS WHOLE HOUSE VENTILATION, Ib. EXISTING, STREET TREES SHALL BE PROTECTED IN 51MILAR MATERIALS 50 THAT AT LEAST SIXTY (60) COMMENCEMENT OF ANY CONSTRUCTION MINIMUM REQUIRED RATE OF VENTILATION OF 1 PLACE. PERCENT OF THE FENCE OR WALL 15 OPEN OR 15 AUTHORIZED BY THIS PERMIT. GFM FOR EACH 100 SF OF GONDITIONED FLOOR! C 11. ALL UTILITY SERVICE GONNEGTIONS SHALL BE ON5TRUGTEO OF A TRANSPARENT MATERIAL. THE AREA PLUS 1.5 GFM FOR EACH OCCUPANT MADE UNDERGROUND. HEIGHT OF A FENCE, HEDGE, OR WALL SHALL BE (1 OCCUPANT PER BEDROOM + 1). VENTILATION MEASURED FROM THE EXI5TIN6 GRADE PRIOR TO TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR I8. NEW CONCRETE SIDEWALK, CURB AND GUTTER, CURB CONSTRUCTION AT THE LOCATION WHERE THE FENCE, OF COMBINED EXHAUST AND SUPPLY ACGE55 RAMPS, AND STREET PAVEMENT MAY BE HEDGE, OR WALL 15 LOCATED. REQUIRED BY THE CITY AT THE TIME OF CONI VENTED PROVIDE KITCHENS LOCAL EXHAUST SYSTEM TION, SAID DETERMINATION SHALL BE MADE AT THE VENTED TOO OUTDOORS WITH RATE = 100 GFM DISCRETION OF THE PUBLIC WORK5 IN5PECTOR. 23. A BUILDING HEIGHT GERTIFIGATE IS REQUIRED I. PRIOR TO POURING CONCRETE 2. PRIOR TO INSTALLING ROOF MATERIALS TO ROOF RAFTERS Attachment No. PC 5 - Project Plans SHEET INDEX T1TITLE SHEET C1 Be DESIGNED BY A REGISTERED CIVIL ENGINEER. A NEW 1 -INCH WATER SERVICE, WATER METER BOX, GRADING PLAN C3EROSION 55NER LATERAL AND/OR CLEANOUT WITH BOXSAID 8. ALL PLUMBING FIXTURES SHALL COMPLY WITH k+ogsRa=-.�_r WITH LID WILL BE REQUIRED. 100% OF THE COST �* RECOMMENDATION~ THE MAXIMUM FLOW RATES AS NOTED IN THE BORNE 8Y THE PROPERTY OWNER. C RESIDENTIAL CONSTRUCTION MINIMUM REQUIRE -SAID EE DETERMINATION AND THE EXTENT OF REPAIR Coast�Hwy P MENT5 AND GAL GREEN MANDATORY REQUIRE- WORK SHALL BE MADE AT THE DISCRETION OF MENTS. THE PUBLIC WORKS INSPECTOR. q. CONSTRUCTION IN5PECTION PER GBG SEG. 108. 11. ALL LANDSCAPING IN PUBLIC RI6HT-0F-WAY 10. MINIMUM DE516N SOIL BEARING, 15 1000 PSF FRONTING PROJECT 51TE SHALL BE REPLACED - PLANS UNLESS NOTED OTHERWISE ON 5HEET 56N BY L.AND56APING TO THE SATISFACTION OF THE C 6947 * FOUNDATION NOTE #4. GENERAL SERVICES, DEPARTMENT. 11. MAXIMUM TEMPERATURE OF 120 DEGREES AT ALL 18. PROVIDE TWO COPIES OF 501L5 AND FOUNDATION '''' Isw� 13. FENGE5 AND WALLS WITHIN THE FRONT YARD 5HOWER5 AND TU6/51­10WERS TO BE PROVIDED INVE57I6ATION REPORT BY A LICIEN5ED 6E0- 51 SHALL NOT EXCEED 5-0" AS MEASURED 25, THE HEIGHT OF FENCES AND WALL5 WITHIN REQUIRED BY THE USE OF PRESSURE BALANCE OR THERMO- TECHNICAL ENGINEER. PROVIDE TIWAL REPORT, FROM NATURAL GRADE. THE UPPER 5-0" MUST BE SIDE AND REAR YARD SETBACK AREAS MAY 8E IN- STATIC MIXING VALVES. NET STAMPED, SIGNED AND DATED. AT LEAST 40% OPEN. GREASED PROVIDED THE HEIGHT DOE5 NOT EXCEED 14. DISTANCE FROM FADE OF FOUNDATION TO SIX FEET A5 MEA51JRED FROM THE PROP05ED FIN- 12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, 11. CONTRACTOR SHALL NOTIFY ADJACENT PROPER - PROPERTY LINE TO BE ZONING SETBACK PLUS WALL 15HED GRADE AND NINE FEET A$ MEASURED FROM INCLUDING DUCT OPENINGS, TO BE ABOVE ELEV- TY OWNER5 BY CERTIFIED MAIL 10 DAYS PRIOR THE EXISTING GRADE PRIOR TO GONSTRUGTION. ATION 1.00' NAV088 MEAN SEA LEVEL (M.5.L.I TO STARTING EXCAVATION WORK. FINISH THICKNESS, MINIMUM. ADDITIONALLY, THE HEIGHT OF FEN( E5 OR WALLS 13. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF 20. PROVIDE WHOLE HOUSE MECHANICAL VENTILATION 15, THE WATER METER AND BENER GLEAN OUT THAT SHALL NOT EXCEED NINE FEET AS MEASURED FROM NEWPORT BEACH DOES NOT RELIEVE APPLICANTS PER A51HRAE STANDARD 62.2-2001 SECT. 4, WITH SERVE THE NEW RE51DENCE SHALL BE LOCATED THE EXISTING GRADE OF AN ABUTTING LOT. THE POR- OF THE LEGAL REQUIRBMENT5 TO OBSERVE EXCEPTION THAT NATURAL VENTILATION THROUGH Batb,o WITHIN THE ALLEY/STREET AND SHALL HAVE A TION OF THE FENCE OR WALL ABOVE 51X FEET IN COVENANTS, CONDITIONS AND RESTRICTIONS DOORS AND WINDOWS 15 NOT ANAGGEPTABLE arBlvd. TRAFFIC-&RADE BOX AND COVER. SEWER CLEANOUT HEIGHT FROM THE EXI5TIN6 GRADE PRIOR TO CON- WEIGH MAY BE RECORDED AGAINST THE PROPER- ALTERNATIVE TO WHOLE HOUSE VENTILATION SHALL BE CONSTRUCTED PER CITY STANDARD STRUGTION SHALL BE CONSTRUED OF OPEN &RILL- TY OR TO OBTAIN PLANS. YOU SHOULD CONTACT (BEES 152(A), EXCEPTION 5 TO SECTION 152(A)). kac„ 11401 No WROUGHT IRON, LATTICEWORK, PICKETS, OR YOUR COMMUNITY ASSOCIATIONS PRIOR TO FOR CONTINUOUS WHOLE HOUSE VENTILATION, Ib. EXISTING, STREET TREES SHALL BE PROTECTED IN 51MILAR MATERIALS 50 THAT AT LEAST SIXTY (60) COMMENCEMENT OF ANY CONSTRUCTION MINIMUM REQUIRED RATE OF VENTILATION OF 1 PLACE. PERCENT OF THE FENCE OR WALL 15 OPEN OR 15 AUTHORIZED BY THIS PERMIT. GFM FOR EACH 100 SF OF GONDITIONED FLOOR! C 11. ALL UTILITY SERVICE GONNEGTIONS SHALL BE ON5TRUGTEO OF A TRANSPARENT MATERIAL. THE AREA PLUS 1.5 GFM FOR EACH OCCUPANT MADE UNDERGROUND. HEIGHT OF A FENCE, HEDGE, OR WALL SHALL BE (1 OCCUPANT PER BEDROOM + 1). VENTILATION MEASURED FROM THE EXI5TIN6 GRADE PRIOR TO TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR I8. NEW CONCRETE SIDEWALK, CURB AND GUTTER, CURB CONSTRUCTION AT THE LOCATION WHERE THE FENCE, OF COMBINED EXHAUST AND SUPPLY ACGE55 RAMPS, AND STREET PAVEMENT MAY BE HEDGE, OR WALL 15 LOCATED. REQUIRED BY THE CITY AT THE TIME OF CONI VENTED PROVIDE KITCHENS LOCAL EXHAUST SYSTEM TION, SAID DETERMINATION SHALL BE MADE AT THE VENTED TOO OUTDOORS WITH RATE = 100 GFM DISCRETION OF THE PUBLIC WORK5 IN5PECTOR. 23. A BUILDING HEIGHT GERTIFIGATE IS REQUIRED I. PRIOR TO POURING CONCRETE 2. PRIOR TO INSTALLING ROOF MATERIALS TO ROOF RAFTERS Attachment No. PC 5 - Project Plans SHEET INDEX T1TITLE SHEET C1 CIVIL NOTES C2PRECISE GRADING PLAN C3EROSION CONTROL PLAN C4CIVIL SECTIONS/DETAILS C5GEOTECH RECOMMENDATION~ gVSEMENT CONSTRUCTION POLLUTION C P P P PREVENTION PLAN SURVEYSURVEY BUILDING SECTIONS AG, AOSITE PLAN AlBASEMENT FLOOR PLAN A21ST+2ND FLOOR, PLAN~ LANDSCAPE PLAN ROOF PLAN A3 SCHEDULES gVSEMENT NS ELEVATIHH A4 SOLND EAST AND PLANS ELEVATIONS AS, NORTH AND WEST BUILDING SECTIONS AG, A -D BUILDING SECTIONS A7 E -F �NSED AROh Vc,��N. HAn,Rsr�n�> OZ PLANS A8ELECTRICAL (8 BASEMENT C 6947 * H+CI KICAL PLANS A9 IST + 2ND FLOORS not to b8 reproduced, copled or ohanged In any form whatsoever, nor are they W be asaigneA"to a third part without the express written permission and consent o>y ARCHITECTUAGN GENERAL NOT SL T I�1 �v ARCHI AD 1 DETAILSECTURAL w ARCHIT AD2 DETAI SECTURAL S1FOUNDAITON PLAN S2FLOOR FRAMING PLANS S3ROOF FRAMING PLAN r --a SIGN GENERAL NOTES STRUCTURSG D TYPICAL D TIAS STRXICT S D 1 DETAILSURAL STRUCTURAL SD2 DETAILS Q z� SD3DETAILSURAL STRUCTURAL S D4 DFT AILS SD5 � D 6 DETAISTRUCTURALS H FX 1 HARDY FRAME DETAILS HFX2 I TARDY FRAME DETAILS HFX3 I IARDY FRAME DI I All y T24-1 TITLE 24 FORMS T24-2 TITLE 24 FORMS L1 LANDSCAPE PLAN areas O N_W Q U gVSEMENT bsmnt Z areasAREA PLANS Z Q IST +2ND FLOORS 1+2 Z PROJECT DATA 1114 5F PROJECT DESCRIPTION 18.0% BUILD NEW TWO-STORY DWELLING WITH BASEMENT LEGAL DESCRIPTION: BEING A PORTION OF SEG. 54. T65 R10W 5.13N. LOCATED IN NEWPORT HARBOR, NEWPORT BEACH, GA OWNER. NORTH \ I / DEAN 16 BAY 15LAND NEWPORT BEACH, CALIFORNIA 92661 4 6 Bay Is �: SITE PROPERTY ADDRESS 16 BAY 15LAND NEWPORT BEACH, CALIFORNIA 92661 ARCHITECT (DESIGN PROFE55IONAL IN CHARGE) IAN HARRISON 220 NEWPORT CENTER DRIVE, SUITE 11-342 NEWPORT BEACH, CALIFORNIA g2660 g4gl123-iOqi STRUCTURAL ENGINEERING s a' RCE CONSULTANTS, INC. a i. 11401 IRVINE AVENUE, SUITE A TU5TIN, CALIFORNIA 92180 94q/466 -g394 ALI REZAEI SOH.S ENGINEER EGA CONSULTANTS, LLC, 315-C MONTE VISTA AVENUE C05TA MESA, CALIFORNIA 92621 g4q/642-g509 JOB #: IH4141.1 g4q/642-1290 FAX DATE: 4/3/16 SURVEYOR A LOREN K. TOOMEY, PL5 445q '0 24191 BEL611REEN PLACE LAKE FOREST, CALIFORNIA 92630 g4cll-n 1941 z I =N o z ~ ^ O N_W Q U y u U u z Z CA < Z Q °��z 3 c z 3 Z z �NSED AROh Vc,��N. HAn,Rsr�n�> OZ P \No. C 6947 * ,k 1� ST��F/y 5_3Y� F0 CAUF� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law cogIght and other prope rtu rights In these plans. These piens are not to b8 reproduced, copled or ohanged In any form whatsoever, nor are they W be asaigneA"to a third part without the express written permission and consent o>y IAN J.N. HARRISON, ARCHITECT. T I�1 �v w O L�L I� r --a W U ON z W � Q z� W � x w o nW I� r� JOB # DEAN DRAWN BY pdw PLOT DATE 11/3/2017 REVISION BY DATE T1 43 vi PA2017-167 GRADING GENERAL NOTES GRADING 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 AND/OR 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 WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. APPROVED DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN FORFEITURE OF THE CONSTRUCTION SITE CLEANUP DEPOSIT. 13. ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC OR ASS PLASTIC AND EITHER ASTM 2751, ASTM 01527, ASTM D3034 OR ASTM D1785. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE BE REMOVED FROM THE SITE. NBMC 17.32.020 GRADING FILLS AND CUTS GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. AREA TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CURING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY GRADING ENGINEER. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE CITY GRADING ENGINEER FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE CITY GRADING ENGINEER PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE CITY GRADING ENGINEER. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR APPROVAL. Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California EROSION CONTROL 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 4. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 5. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. UNDERGROUND UTILITY NOTES 1. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL POTHOLE ALL UTILITY CROSSINGS AND CONNECTIONS, AND VERIFY THE LOCATION AND ELEVATION OF ALL AFFECTED UTILITIES. THE ENGINEER SHALL BE NOTIFIED OF ANY DISCREPANCIES BEFORE CONSTRUCTION BEGINS. 2. LOCATIONS OF SUBSTRUCTURES ON PLANS ARE SHOWN FROM THE BEST AVAILABLE INFORMATION HOWEVER, SUCH LOCATIONS AS SHOWN, OR FAILURE TO SHOW EXISTING SUBSTRUCTURES SHALL NOT RELIEVE THE PROTECTING FROM THE RESPONSIBILITY OF VERIFYING THE LOCATIONS AND PROTECTING ALL SUBSTRUCTURES FROM DAMAGE. 3. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT AND MAKE NECESSARY ARRANGEMENTS WITH THE APPROPRIATE UTILITY COMPANIES PRIOR TO THE BEGINNING OF CONSTRUCTION. 4. CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT (U.S.A.) AT LEAST TWO DAYS PRIOR TO BEGINNING CONSTRUCTION, TELEPHONE: 1-800-227-2600 DOCUMENTATION 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS -GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUB -SURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE 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 ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS 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. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. UNAUTHORIZED CHANGES AND USES: 1. THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. 2. THE CONTRACTOR SHALL BE RESPONSIBLE TO REPORT DISCREPANCIES IN PLANS OR FIELD CONDITIONS IMMEDIATELY TO THE DESIGN ENGINEER FOR RESOLUTION PRIOR TO CONSTRUCTION. PERMITTING NOTE: SEPARATE REVIEW AND APPROVAL IS REQUIRED FOR FENCING, BLOCK WALLS, SITE LIGHTING, TRASH ENCLOSURES, IRRIGATION AND LANDSCAPE, SIGNS AND ACCESSORY STRUCTURES. ENCROACHMENT PERMIT NOTE: ALL WORK ON STREET RIGHT-OF-WAY SHALL NOT COMMENCE UNTIL AND ENCROACHMENT PERMIT HAS BEEN ISSUED- STREET/ALLEY IMPROVEMENT NOTE: NEW CONCRETE SIDEWALK , CURB AND GUTTER, AND ALLEY/ STREET PAVEMENT MAY BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. SAID DETERMINATION SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. UTILITY NOTE: ALL UTILITY SERVICE CONNECTIONS SERVING THE DEVELOPMENT, INCLUDING THE TELEPHONE, ELECTRICITY, AND CABLE, SHALL BE MADE UNDERGROUND TO THE NEAREST POWER POLE. NOTE TO CONTRACTOR: 1. REFER TO ARCHITECTURAL PLANS FOR HORIZONTAL CONTROL DIMENSIONS. 2. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL VERIFY THE HORIZONTAL AND VERTICAL POSITION OF ALL POINTS OF CONNECTION TO EXISTING STRUCTURES. THIS SHALL INCLUDE BOTH ABOVE GROUND AND BELOW GROUND POINTS OF CONNECTION. THE ENGINEER SHALL BE NOTIFIED OF ANY DISCREPANCIES PRIOR TO THE BEGINNING OF CONSTRUCTION. REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 EARTHWORK I. QUANTITIES SHOWN HEREON ARE FOR PERMIT FEE ESTABLISHMENT PURPOSES ONLY AND SHALL NOT BE USED FOR BIDDING OR CONTRACT PURPOSES. CONTRACTOR IS REQUIRED TO VERIFY ALL QUANTITIES PRIOR TO COMMENCEMENT OF WORK. I. SEE SOIL REPORT No. 20151003-1, PREPARED BY R MCCARTHY CONSULTING INC, DATED OCTBER 3, 2015, FOR ADDITIONAL INFORMATION AND/OR REQUIREMENTS. III. VALUES PRESENTED FOR BULKING ARE AN ESTIMATES ONLY. VALUES SHOULD BE REEVALUATED DURING THE EARLY STAGES OF SITE GRADING TO INSURE THE BALANCE OF CUT AND FILL QUANTITIES. (BULKING AND SHRINKAGE ARE NOT ANTICIPATED AT THIS TIME) IV. VALUES SHOWN DO NOT ADDRESS OVER -EXCAVATION REQUIRED IN CUT/FILL TRANSITION PADS PURSUIT TO THE CURRENT REQUIREMENTS OF THE COUNTY OF ORANGE. SITE SPOILS SUCH AS, FOUNDATIONS, RETAINING WALLS, UTILITY TRENCHING, ETC. ARE NOT ACCOUNTED FOR IN THE ABOVE VOLUMES. Yardage Calculations: Gross Yardage Volumes: Cut = 52 c.y. Fill = 20 c.y. Export = 32 c.y. Overexcavation = 350 c.y. SITE SQUARE FOOTAGE= 3,230 S.F. BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON IS THE CENTERLINE OF BAYSHORE DRIVE BEING N19'50'58"E AS SHOWN ON RSB 282/33, RECORDS ORANGE COUNTY. BENCH MARK BENCHMARK NO.: NB4-39-77 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "NB4-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT. EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT. SOUTHERLY OF THE CENTERLINE OF BAYSIDE DRIVE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED: 2011 LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: PARCEL 1: LOT 2 IN TRACT NO. 1014, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 33, PAGE 31, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM; ALL OIL, OIL RIGHTS, NATURAL GAS RIGHTS, MINERAL RIGHTS, AND OTHER HYDROCARBON SUBSTANCES BY WHATEVER NAME KNOWN, TOGETHER WITH APPURTENANT RIGHTS TO THERETO, WITHOUT, HOWEVER, ANY RIGHTS TO ENTER UPON THE SURFACE OF SAID LAND NOR ANY PORTION OF THE SUBSURFACE LYING ABOVE A DEPTH OF 500 FEET, AS EXCEPTED OR RESERVED IN INSTRUMENT RECORDS. PARCEL 2: A NON-EXCLUSIVE APPURTENANT EASEMENT FOR INGRESS AND EGRESS OVER PRIVATE STREETS AND OTHER AREAS DESCRIBED IN THAT CERTAIN EASEMENT DEED TO THE IRVINE COMPANY, A WEST VIRGINIA CORPORATION, RECORDED AUGUST 4, 1974 IN BOOK 11220, PAGE 1008, OF OFFICIAL RECORDS OF SAID COUNTY. SYMBOLS ® CMU WALL ~mo- ROD IRON FENCE W/ PILASTERS FLOW LINE CENTER LINE -••-••- PROPERTY LINE OWNER TIM DEAN 16 BAY ISLAND NEWPORT BEACH, CA 949.300.0310 ARCHITECT IAN HARRISON 3535 E. COAST HIGHWAY, #301 CORONA DEL MAR, CA 92625 949-723.1091 SOIL ENGINEER EGA CONSULTANT,LLC 375-C MONTE VISTA AVE COSTA MESA, CA 92627 949.642.9309 (37.00 EP) EXISTING ELEVATION 37.00 FS PROPOSED ELEVATION rF-0 STREET LIGHT G AREA DRAIN CIVIL ENGINEER JT CONSULTING ENGINEERS 14371 EUCLID ST. #2F GARDEN GROVE, CA 92843 CONTACT: JOHN TRAN @ 714.265.1200 Bay A v ABBREVIATIONS PROJECT Attachment No. PC 5 - Project Plans y SITE k1 6- B" lolhrndl 2:9 min diri} &lhc:m-e i �r l W: �f.`A�� fted 0� r Balboa Fu nil VICINITY MAP NTS A.B. AGGREGATE BASE FL FLOW LINE PVMT PAVEMENT A.C. ASPHALT CONCRETE FS FINISHED SURFACE RCP REINFORCED CONCRETE PIPE BCR BEGIN OF CURB RETURN FT FEET R/W RIGHT OF WAY BM BENCH MARK G GAS SF SQUARE FEET BW BACK OF WALK GB GRADE BREAK SL SLOPE CB CATCH BASIN GFF GARAGE FINISH FLOOR SPFPWC STANDARD PLANS FOR CF CURB FACE HL HOUSE LATERAL PUBLIC WORKS CONSTRUCTION C&G CURB AND GUTTER HP HIGH POINT SFD SINGLE FAMILY DWELLING CIP CAST IRON PIPE INV INVERT ELEVATION SPPWC STANDARD PLANS FOR PUBLIC SQ �8dKk CONSTRUCTION CL CENTER LINE LF LINEAR FEET CLB CITY OF LONG BEACH LS LANDSCAPE S SEWER CMU CONCRETE MORTAR UNIT MH MAINTENANCE HOLE TC TOP OF CURB CO CLEAN OUT MIN MINIMUM TG TOP OF GRATE INLET CY CUBIC YARD (N) NEW TRW TOP OF RETAINING WALL DIA DIAMETER NDS DRAINAGE/FITTINGS MANUF. TSW TOP OF STEM WALL EA EACH NG NATURAL GROUND TW TOP OF WALL (E) EXISTING NTS NOT TO SCALE TYP TYPICAL ECR END OF CURB RETURN PA PLANTER AREA UNO UNLESS NOTED OTHERWISE ELEV ELEVATION PCC PORTLAND CEMENT CONCRETE VCP VITIRIFIED CLAY PIPE EP EDGE OF PAVEMENT PE PAD ELEVATION W WATER FFE FINISH FLOOR ELEVATION R PROPERTY LINE W/ WITH FG FINISH GRADE POC POINT OF CONNECTION WM WATER METER PP POWER POLE WV WATER VALVE PVC POLYVINYL CHLORIDE WWM WELDED WIRE MESH ❑N�IINCCrcirv� 3�ALC: DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 8-05-17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: INDEX OF DRAWINGS SHEET NO. DESCRIPTION C.1 TITLE SHEET & NOTES C.2 PRECISE GRADING PLAN C.3 EROSION CONTROL PLAN CA SECTIONS C.5 GEOTECHNICAL RECOMMENDATIONS TITLE SHEET & NOTES 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 1 OF 5 44 PA2017-167 (E)DOCK (E) LAWN I ' I 13 ' ^6\ I L_________________ > un c-) s9 7.50 r (E) FENCE FL /e'l / OVER12'CURB 7.21 \ / 7.33 \ CMD FS FS v DS *ELBOW I 7.56 6.371NV I I a FS MATCH 8.85 8.95 FS a w FS (E) 1 8.82 � FS o r Ln 3 STEP I 6.28"RISER \1 I #4 @ 18" O.C. EA WAY OVER COMPACTED GRADE I OCONSTRUCT y, ryF5 pp M I I I 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 ch 1 4" PVC DRAIN PIPE SCHEDULE 40 LU I CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER `-r' I I INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. �I 8.82 WATER METER TO REMAIN IN PLACE (FIELD VERIFY). LF FS INSTALL 3" PVC OVERFLOW PIPE SCHEDULE 40 1 OCONSTRUCT 3.5' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT TOF 1 Q MATCH <17.25 rh AWWA STD No. C901-78, ASTM D-2737) W/ MIN. 24" COVER 0 DS 1 1 NOT USED N �1 1 2 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE o 13 6.091NV PA a o 11 INLET 1 b 1 1 b3 MATCH (E) s 03 INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. Q/ G T 1.0% 0_1 l w Li of 8.53 8 N .85 8.95 FS FS FS -- 8.32�No`4----6 SSTEP-F7---O%FL � -- _----- 7.13 FS �\ ,. 7.25 N N FS `2 6,\6 .251NV 0 zz 6.201NV < UTLEL ST6a /F >>0 INLET r; I 31 sig CNOU-) CONSTRUCTION NOTES 1 O CONSTRUCT 5 CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ \1 EA #4 @ 18" O.C. EA WAY OVER COMPACTED GRADE LF OCONSTRUCT BIORETENTION WITH UNDERDRAIN PER DETAIL 1 OF SHEET C.2. 14 OINSTALL 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 EA OINSTALL 4" PVC DRAIN PIPE SCHEDULE 40 - OCONSTRUCT CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER LF © INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER. OEXISTING WATER METER TO REMAIN IN PLACE (FIELD VERIFY). LF ® INSTALL 3" PVC OVERFLOW PIPE SCHEDULE 40 1 OCONSTRUCT 3.5' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT TOF 1 Q INSTALL 1" WATER SERVICE LINE (COPPER TUBE, 200 PSI MAX, rh AWWA STD No. C901-78, ASTM D-2737) W/ MIN. 24" COVER 0 DS 1 1 NOT USED N �1 1 2 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE o 13 INSTALL 4"0 PVC PERFORATED PIPE OVERFLOW WITH A MINIMUM 1.0% SLOPE. PA 14 03 INSTALL 4"0 PVC SCHEDULE 40 PERFORATED PIPE SUBDRAIN WITH HP b 1 1 b3 A MINIMUM 1.0% SLOPE. s 03 INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. 1 1 .6' FS Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California QUANTITIES 75 SF 51 SF 15 EA - LF - SF 14 LF 1 EA 100 LF - LF 12 LF - LF 2 EA - LF 8 LF 1 EA /e U' ~ Z = �"� ,- Z /> (n w (n w �@i 12.17 v v ao e'er _ � w�� � w�� � w�� u) n s F5 s O o0 10.32 FS o 4 "� u� vvw u� vvw o oow u) rnrnw O O /> r7 N 000 M r- rO N co S O) FS 16 Ts4j A1` CO ANN O ANN n O�nl co N - Ln IV-V I x,242 VV s nr ,� - 95-1zro ro r, 11.0%FL - - - X11_0%FL - - - - FL,HP 2.8%F - - -----� \ - -957 � Ln ----- � � �- 0�---� 4 13.46 \ \ �\ \ DS --\ DS 5 \ 1 4i ---------- FS - - - - - -- DS -- 1 0 � B 18.17 I I I FS C.4 17.20 W 18.13E ...I I I 15.00TF 1 I Q 1.20 T 16.90TC I rz 3 -INV < 61"RSSER 1ST FF 18.58 ATRIUM 2 g 1817 17.20TW 16.35TW BASEMENT 9.00 FS ❑7.00 FY 6.10FG 18.13 PAD 8.00 18.19 FSAk 2? 2 16.33FS 13.4. FS 1.0� 3 STEP 5 S_ 14.20FS 14.00FS � a 14.50TSW 1.07 14.50TSW 1 aox -H L Cn Cn I �Cn0 1 13.3 F 8.63 11.70 11.70 8 11.70 FS FS FS 0 FS 2-#4 CONT. 1 TYP -FS---------T-fs-- I•tY � o TN 5- - - _ o = 4 STEP - eaaa'. 4" PVC VERTICAL PROPERTY LINE ® RISER -----L - ----T---- PERMEABLE - 13„RISER- GEOTEXTILE (134" 37.00 FS OVERFLOW (12.67) FS INVERT PER PLAN NATIVE SOIL TOF PEA GRAVEL - s>?e h rh 13.50TC 0 DS PROPOSED DOWN SPOUT LOCATION, N �1 X9'37" 5.V2 o ''3, FS PA 0y 8.36 HP b 1 1 b3 -INV s 4 1 1 .63 L„/'9q 1 1 .6' FS FS -INV \ \ F5 FS N z rn FS rn z rn\ 17.00TW REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 M Z E) SIDEWALK 0 SOIL/PLANTING MIX W/ INFILTRATION RATE =2.5 IN/HR. BIORENTION FILTER NTS DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 8-05-17 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED: 13.7 9'-0" 14.00FS (51.1 OS F)( 6" WIDE 3" LAYER CONIC WALL OF MULCT 2-#4 CONT. 1 TYP -FS---------T-fs-- FINISHED GRADE 00 7'- --1- eaaa'. 4" PVC VERTICAL PROPERTY LINE ® RISER FS(37.00) PERMEABLE shfr GEOTEXTILE (134" 37.00 FS OVERFLOW (12.67) FS INVERT PER PLAN NATIVE SOIL TOF PEA GRAVEL - REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 M Z E) SIDEWALK 0 SOIL/PLANTING MIX W/ INFILTRATION RATE =2.5 IN/HR. BIORENTION FILTER NTS DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 8-05-17 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED: 13.7 14.20FS 14.00FS 1 F N 14.50TSW 14.50TSW 1 13.70-/ --------c 13.83 i/ 14.00 2.04 -FS---------T-fs-- I 7'- --1- -----, PROPERTY LINE Attachment No. PC 5 - Proiect Plans %" 14.58TC /.111 'T 13.76 /, ,�\ MATCH(E) 13.64FS N 1�I 4 FS 1y2sr w n� u� 0 w vtih 2 (13.68) FS 19.00TW /'3 oM /' No �m oi00060 \z �� z Lo o � `j � \ 4"4 PEF'F RATED < < 0 cn z 0 c°�� TO 3"0 SOLID 3 3 9.581 NV ,5\ 0 2.5' 5' 10' 15' `� s 3 18"x12" CRGRAPHIC SCALE: 1' 5' FLASH GUARD D � (E) LAWN Er PUBLIC WORKS DEPARTMENT NOTES 4"0 PVC GRATE O SCREWS AS (NDS PRODUCT 1 PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PER GRATE W/SCREWS & COLLAR) PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. T FINISHED 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS SURFACE DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING 1.0% MIN 1.0% MIN THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET ,. PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION ®4" PVC DRAI - - AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC INVERT PER PLAN _ _ _ _() WORKS INSPECTOR. 3, ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 2 AR EA DRAIN 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. NTS 5. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. DOWNSPOUT PER PLAN ( COORDINATE BUILDING DIVISION NOTES WITH ARCH PLAN) 1. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. 90° ELBOW EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 4" PVC DRAIN FINISHED GRADE 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF EXTENSION THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE --- RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT COMMUNITY ° ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 4" PVC DRAIN ® PLAN NOTES CONCRETE FOOTING INVERT PER PLAN PER STRUCTURAL DWGS 1. ALL ROOF DRAINAGE SHALL COLLECTED BY RAIN GUTTERS VIA DOWNSPOUT AND UNDERDRAIN PIPES. 2. CONCRETE FLOOR SLABS SHALL BE UNDERLAINED WITH 4" CAPILLARY BREAK -4" OF GRADE ROOF DRAIN CONNECTION GRAVEL OR CRUSHED STONE. NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE PRECISE GRADING PLAN 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 2 OF 5 415 LEGEND I --- 4"0 PVC SCHEDULE 40 DRAIN PIPE LINO, SEE NOTE G 4"0 AREA DRAIN, SEE NOTE O I CENTER LINE -----, PROPERTY LINE FS(37.00) EXISTING ELEVATION shfr MATCH E 37.00 FS PROPOSED ELEVATION (12.67) FS s'?s TOF TOP OF FENCE s>?e h 13.50TC 0 DS PROPOSED DOWN SPOUT LOCATION, SEE DETAIL 3 HEREON FOR CONNECTIO MATCH E) FS PA PLANTER AREA ?(12.79 6.00TG HP HIGH POINT -INV 13.00TG )� (E) EXISTING -INV I (N) NEW - 16.00TG 3, (E)LAWN SCO SEWER CLEAN OUT M -INV l M13.50TC - - - - 3"O OVERFLOW PVC SCHEDULE 40 M PIPE LINO, SEE NOTE MATCH E) 13.27 FS BIORETENTION, SEE NOTE O 2 poO WMWM �s PROPOSED RETAINING WALL, �r SEE STRUCTURAL PLANS O 16.35TW g TW TOP OF WALL 0 MATCH E) N w (13.43 FS 16.35TW TSW TOP OF STEM WALL 9 s\i MATCH E), (13.47 FS TF TOP OF FOOTING EWH EXPOSED WALL HEIGHT (E) SEWER TC TOP OF CURB RAL LOCATION 14.58TC FIELD VERIFY MATCH E) REM'QVE (E) LATERAL (13.58 FS & INSFA�LL NEW LATERAL PER NOTE\,,,n %" 14.58TC /.111 'T 13.76 /, ,�\ MATCH(E) 13.64FS N 1�I 4 FS 1y2sr w n� u� 0 w vtih 2 (13.68) FS 19.00TW /'3 oM /' No �m oi00060 \z �� z Lo o � `j � \ 4"4 PEF'F RATED < < 0 cn z 0 c°�� TO 3"0 SOLID 3 3 9.581 NV ,5\ 0 2.5' 5' 10' 15' `� s 3 18"x12" CRGRAPHIC SCALE: 1' 5' FLASH GUARD D � (E) LAWN Er PUBLIC WORKS DEPARTMENT NOTES 4"0 PVC GRATE O SCREWS AS (NDS PRODUCT 1 PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PER GRATE W/SCREWS & COLLAR) PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. T FINISHED 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS SURFACE DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING 1.0% MIN 1.0% MIN THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET ,. PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION ®4" PVC DRAI - - AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC INVERT PER PLAN _ _ _ _() WORKS INSPECTOR. 3, ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 2 AR EA DRAIN 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. NTS 5. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. DOWNSPOUT PER PLAN ( COORDINATE BUILDING DIVISION NOTES WITH ARCH PLAN) 1. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. 90° ELBOW EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 4" PVC DRAIN FINISHED GRADE 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF EXTENSION THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE --- RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT COMMUNITY ° ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 4" PVC DRAIN ® PLAN NOTES CONCRETE FOOTING INVERT PER PLAN PER STRUCTURAL DWGS 1. ALL ROOF DRAINAGE SHALL COLLECTED BY RAIN GUTTERS VIA DOWNSPOUT AND UNDERDRAIN PIPES. 2. CONCRETE FLOOR SLABS SHALL BE UNDERLAINED WITH 4" CAPILLARY BREAK -4" OF GRADE ROOF DRAIN CONNECTION GRAVEL OR CRUSHED STONE. NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE PRECISE GRADING PLAN 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 2 OF 5 415 PA2017-167 (E)DOCK (E) LAWN I ' 1 j --LIMIT OF 1 LIMIT OF—►! OVER- I I EXCAVATION (N) BUILDING EXCAVATION i 3'-0" I I i (E) GROUND (E) GROUND i SURFACE CONTROLLED O COMPACTED SURFACE I III= 1 THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION FILL b / I ' DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO AVAILABLE AT ALL TIMES DURING THE RAINY SEASON ^b\ I L----------------- a (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE 10\ C/ /B APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT SEDIMENTS AND OTHER POLLUTANTS ON SITE. THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE /a (E) FENCE by OVER 12'CURB �L N -C4 7Crnl�r� A -2 ,,y\ �6 �' n� 95-12 /�s 1\ \yAyy EMERGENCY DEVICES WHEN RAIN IS IMMINENT. IV V JJ LL VV BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE �.._.._.._.._._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._.._ TYP GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE 9, STORM WATER POLLUTION AND EROSION CONTROL DEVICES I _ SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY ARE NO LONGER REQUIRED. ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESS, 0 h\ 00 \ryFy C'7 co LU W LO 0 sb\�� N �\` Z 5 EXCAVATION NOTES OBUILDING PAD AREA SHALL BE OVEREXCAVATED AT LEAST 3.0' BELOW EXISTING GRADE OR A MINIMUM OF ONE FOOT BELOW PROPOSED FOUNDATION, SEE PLAN FOR LIMIT OF OVEREXCAVATION. SEE SHEET C5 FOR ADDITIONAL RECOMENDATIONS. I II I i I ' I 1 II I I j I i II ' II jam— O TYP I, i II 5'-0" PROVIDE SAND BAd (2 BAGS HIGH) PEI DETAIL HEREON ! i II IS I' i I � Ir 0 2.5' 5' 10' 15 GRAPHIC SCALE: 1 "=5' QUANTITIES 3,132 SF C 0 Ul TYP ,0y, N 61 °29'37" V 95.62' A C.3 i 4'-0" 1 j --LIMIT OF 1 LIMIT OF—►! OVER- OVER- i EXCAVATION (N) BUILDING EXCAVATION i 3'-0" 1 "=2'-6" i (E) GROUND (E) GROUND i SURFACE CONTROLLED O COMPACTED SURFACE T=III—III. 1 7 III= 1 THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION FILL b / 2. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 0 r� -BOTT. OF FOOTING (E) SOILS 17. SEDIMENTS AND OTHER MATERIALS AMY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATIOBN MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. AS THE ENGINEER OF RECORD, I HAVE SELECTED APPROPRIATE BMPs TO EFFECTIVELY MINIMIZE THE NEGATIVE IMPACTS OF THIS PROJECT?S CONSTRUCTION ACTIVITIES ON STORM WATER QUALITY. THE PROJECT OWNER AND CONTRACTOR ARE AWARE THAT THE SELECTED BMPs MUST BE INSTALLED, MONITORED, AND MAINTAINED TO ENSURE THEIR EFFECTIVENESS. THE BMPs NOT SELECTED FOR IMPLEMENTATION ARE REDUNDANT OR DEEMED NOT APPLICABLE TO THE PROPOSED CONSTRUCTION ACTIVITY. DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 8-05-17 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED: TYP i —LIMIT OF OVER - EXCAVATION i i i (N)FINISHED 1 SURFACE i 1 F 2'-0" •In (E) LAWN (N) BUILDING (E) LAWN Attachment No. PC 5 - Proiect Plans 5-0" ! LIMIT OF--- OVER- EXCAVATION F— OVER -EXCAVATION i i i i (N)FINISHED SURFACE CONTROLLED } Z ,�_ COMPACTED J CONC FOOTING PER GRADESTRUCTURAL DWGS 9 1 o O o M 1F 2'-0'• (E) SOILS SECTION B -B 1 "=2'-6" 2 BAG HIGH SAND BAG DETAIL NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE LEGEND LIMIT OF OVEREXCAVATION EROSION CONTROL PLAN 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 3 OF 5 40 SECTION A -A 1 "=2'-6" EROSIONCONTROL NOTES: 1. IN CASE OF EMERGENCY, CALL OWNER AT 949.300.0301 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE 2. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO AVAILABLE AT ALL TIMES DURING THE RAINY SEASON TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL CONTAMINATE THE SOILS AND SURFACE WATERS. ALL (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE DEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT SEDIMENTS AND OTHER POLLUTANTS ON SITE. THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERATE WASHED INTO THE DRAINAGE SYSTEM. EMERGENCY DEVICES WHEN RAIN IS IMMINENT. BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE 9, STORM WATER POLLUTION AND EROSION CONTROL DEVICES SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY ARE NO LONGER REQUIRED. ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESS, THEY CAN BE DISPOSED OF AS SOLID WASTE. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS EROSION CONTROL DEVICES AND BMP?s ARE INSTALLED AND AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL FUNTIONING PROPERLY IF THERE IS A 40% CHANCE OF 0.25 AND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF- IF REQUESTED BY THE BUILDING OFFICIAL. INCHES OR GREATER OF PREDICTED PRECIPITATION, AND AFTER SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE 10. EVERY EFFORT SHOULD BE MADE TO ELIMINATE THE DISCHARGE ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION SITE ON A DAILY BASIS. OF NONSTORM WATER FROM THE PROJECT SITES AT ALL TIMES. CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES 11. EDODED SEDIMENTS AND OTHER POLLUTANTS MUST BE THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DEPOSED OF RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION PROPERLY. SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL CHECK LIST AND INSPECTION LOGS ARE AVAILABLE UPON DRAINAGE COURSES, OR WIND. REQUEST). 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS TWO FEET. THE DEVICE 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION -RELATED 16. TRASH AND CONSTRUCTION -RELATED SOLID WASTES MUST BE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS FROM THE SITE BY THE FORCES OF WIND OR WATER. CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 0 r� -BOTT. OF FOOTING (E) SOILS 17. SEDIMENTS AND OTHER MATERIALS AMY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATIOBN MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. AS THE ENGINEER OF RECORD, I HAVE SELECTED APPROPRIATE BMPs TO EFFECTIVELY MINIMIZE THE NEGATIVE IMPACTS OF THIS PROJECT?S CONSTRUCTION ACTIVITIES ON STORM WATER QUALITY. THE PROJECT OWNER AND CONTRACTOR ARE AWARE THAT THE SELECTED BMPs MUST BE INSTALLED, MONITORED, AND MAINTAINED TO ENSURE THEIR EFFECTIVENESS. THE BMPs NOT SELECTED FOR IMPLEMENTATION ARE REDUNDANT OR DEEMED NOT APPLICABLE TO THE PROPOSED CONSTRUCTION ACTIVITY. DATE: PREPARED UNDER THE SUPERVISION OF: JOHN TRAN DRAWN: K.C. 8-05-17 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED: TYP i —LIMIT OF OVER - EXCAVATION i i i (N)FINISHED 1 SURFACE i 1 F 2'-0" •In (E) LAWN (N) BUILDING (E) LAWN Attachment No. PC 5 - Proiect Plans 5-0" ! LIMIT OF--- OVER- EXCAVATION F— OVER -EXCAVATION i i i i (N)FINISHED SURFACE CONTROLLED } Z ,�_ COMPACTED J CONC FOOTING PER GRADESTRUCTURAL DWGS 9 1 o O o M 1F 2'-0'• (E) SOILS SECTION B -B 1 "=2'-6" 2 BAG HIGH SAND BAG DETAIL NTS PLANS REVIEWED BY: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 APPROVED SIGNATURE GRADING PERMIT NUMBER: DATE LEGEND LIMIT OF OVEREXCAVATION EROSION CONTROL PLAN 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 3 OF 5 40 PA2017-167 EXER( Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California T (E) ADJACENT BUILDING (E) HARD SCAPE m I N LP SECTION A -A 1 "=2'-6" REVISIONS BY DESCRIPTION APP'V'D JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 Attachment No. PC 5 - Project Plans 4 "0 PVC OVERFLOW OUTLET 10.00INV L4" 0 PVC DRAIN E PLAN VIEW FINISHED DECORATIVE GRADE COVER E4"0 PVC DRAIN INLET. INVERT PER PLAN NDS 24"X24" CATCH BASIN W/ EXTENSION ADJUST TO FIT OR APPROVED EQUAL PUMP ON EL. 7.5'= PUMP OFF — EL. 3" DETAIL NTS FLOTEC SUMP PUMP W/ 12.0' STATIC HEAD OR APPROVED EQUAL (PUMP NOISE LEVEL NOT TO EXCEED 50 DBA, BACK—UP PUMP IS REQUIRED) 1 1/2"0 PVC 14.58TW DISCHARGE 14.68 6" CONC WALL 18"x12" CONC 1 1/2"0 PVC FLASH GUARD DISCHARGE 13.87 FS 3" LAYER OF MULCH ❑N�IINCCrcirv� 3�ALC: DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 8-05-17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: 10.301NV SECTION VIEW FLOTEC SUMP PUMP W/ 12.0' STATIC HEAD OR APPROVED EQUAL (PUMP NOISE LEVEL NOT TO EXCEED 50 DBA, BACK—UP PUMP IS REQUIRED) SECTIONS 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 4 OF 5 47 CONSTRUCTION NOTES QUANTITIES O CONSTRUCT 5" CONCRETE (3000 PSI) RESIDENTIAL DRIVEWAY W/ 75 SF #4 Q 18" O.C. EA WAY OVER COMPACTED GRADE 4'-1" O CONSTRUCT BIORETENTION WITH UNDERDRAIN PER DETAIL 1 OF SHEET C.2. 51 SF OINSTALL 4"0 AREA DRAIN PER DETAIL 2 OF SHEET C.2 15 EA OINSTALL 4" PVC DRAIN PIPE SCHEDULE 40 - LF (N) FENCE O CONSTRUCT CONCRETE OR PAVER HARDSCAPE AS SELECTED BY OWNER - SF (6'-0" HIGH MAX) © INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STD. 406-L W/ MIN. 36" COVER. 14 LF (E) GRADE O EXISTING WATER METER TO REMAIN IN PLACE (FIELD VERIFY). 1 EA TO BE REMOVED ® INSTALL 3" PVC OVERFLOW PIPE SCHEDULE 40 100 LF 1 CONSTRUCT 3.5' HIGH MAX RETAINING WALL UNDER SEPARATE PERMIT - LF 3 1 Q INSTALL 1" WATER SERVICE LINE (COPPER TUBE, 200 PSI MAX, 12 LF AWWA STD No. C901-78, ASTM D-2737) W/ MIN. 24" COVER 0 0% Co - -- ENTERTAINMENT 1 1 CONSTRUCT 6.0' HIGH MAX WALL UNDER SEPARATE PERMIT 1 LF � Il 4 5 12 INSTALL 4"0 AREA DRAIN WITH ATRIUM GRATE 2 EA F.F. 9.00 13 INSTALL 4"0 PVC PERFORATED PIPE OVERFLOW WITH A MINIMUM 1.0% SLOPE. — LF 14 INSTALL 4"0 PVC SCHEDULE 40 PERFORATED PIPE SUBDRAIN WITH 8 LF A MINIMUM 1.0% SLOPE. 1 EA 15 INSTALL FLOTEC SUMP PUMP WITH A SUMP PIT PER DETAIL 1 OF SHEET C.4. SECTION B -B 1 "=2'-6" NDS 24"X24" CATCH 4"0 PVC BASIN W/ EXTENSION E DRAIN ADJUST TO FIT OR E 4"0 PVC APPROVED EQUAL OVERFLOW OUTLET 1 1/2"0 PVC - o DISCHARGE 4 "0 PVC OVERFLOW OUTLET 10.00INV L4" 0 PVC DRAIN E PLAN VIEW FINISHED DECORATIVE GRADE COVER E4"0 PVC DRAIN INLET. INVERT PER PLAN NDS 24"X24" CATCH BASIN W/ EXTENSION ADJUST TO FIT OR APPROVED EQUAL PUMP ON EL. 7.5'= PUMP OFF — EL. 3" DETAIL NTS FLOTEC SUMP PUMP W/ 12.0' STATIC HEAD OR APPROVED EQUAL (PUMP NOISE LEVEL NOT TO EXCEED 50 DBA, BACK—UP PUMP IS REQUIRED) 1 1/2"0 PVC 14.58TW DISCHARGE 14.68 6" CONC WALL 18"x12" CONC 1 1/2"0 PVC FLASH GUARD DISCHARGE 13.87 FS 3" LAYER OF MULCH ❑N�IINCCrcirv� 3�ALC: DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 8-05-17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: 10.301NV SECTION VIEW FLOTEC SUMP PUMP W/ 12.0' STATIC HEAD OR APPROVED EQUAL (PUMP NOISE LEVEL NOT TO EXCEED 50 DBA, BACK—UP PUMP IS REQUIRED) SECTIONS 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 4 OF 5 47 PA2017-167 Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Underground Service Alert of Southern California street or suitable drainage facilities. Ponding of water should be avoided adjacent to the structures. Recommended minimum gradient is 2 percent for unpaved areas and one percent for concrete/paved areas. Roof gutter discharge should be directed away from the building areas through solid PVC pipes to suitable discharge points. Area drains should be provided for planter areas and drainage shall be directed away from the top of slopes. PRE -CONSTRUCTION MEETING It is recommended that no clearing of the site or any grading operation be performed without 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 that a qualified geotechnical consultant be retained to provide geotechnical engineering services, including geotechnical observation/testing, during the construction phase of the project. This is to verify the compliance with the design, specifications and or recommendations, and to allow design changes in the event that subsurface conditions differ from those anticipated. Geotechnical observations/testing should be performed at the following stages: During ANY grading operations, including excavation, removal, filling, compaction, and backfilling, etc. After excavations for footings (or thickened edges) and/or grade beams verify the adequacy of underlying materials. After pre-soaking of new slab sub -grade earth materials and placement of capillary break, plastic membrane, prior to pouring concrete. During backfill of drainage and utility line trenches, to verify proper compaction. When/if any unusual geotechnical conditions are encountered. Prior to slab pours to ensure proper subgrade compaction and moisture barriers. Please schedule an inspection with the geotechnical consultant prior to the pouring of interior and exterior slabs. LIMITATIONS The geotechnical services described herein have been conducted in a manner consistent with the level of care and skill ordinarily exercised by members of the geotechnical engineering profession practicing contemporaneously under similar conditions in the subject locality. Under no circumstance is any warranty, expressed or implied, made in connection With the providing of services described herein. Data, interpretations, and recommendations presented herein are based solely on information available to this office at the time work was performed. EGA Consultants will not be responsible for other parties' interpretations or use of the information developed in this report. The interpolated subsurface conditions should be checked in the field during construction by a representative of EGA Consultants. We recommend that all foundation excavations and grading operations be observed by a representative of this firm to ensure that construction is performed in 16 Bay Island, Newport Beach, CA Soils Recon Project No. M941.1 April 3, 2016 16 The building slab shall be underlain by 2 inches of clean sand, underlain by 15 - mil thick moisture barrier (e.g.: Stego Wrap; lapped and sealed), underlain by 4 inches of gravel ('/.r -inch crushed rock), underlain by compacted fill. At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value of 1,750 and 2,250 psf (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. These values may be increased by one-third for loads of short duration, including wind or seismic forces. Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Cement Type for Concrete in Contact with On -Site Earth Materials Concrete mix design should be based on sulfate testing with Section 1904.2 of the 2013 CBC. Preliminary laboratory testing indicates the site soils possess negligible sulfate exposure. ACI 318 BUILDING CODE Table 4.3.1 - REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS Sulfate Water snluhle Sulfate (SO,) in Cement Type Maximum water- Minimum fc' Exposure sulfate (S%) in soil water, ppm cementitious material , normal -weight Percent by weight ratio. by weight, normal and light weight weight concrete concrete, psi Negligible 0.00 s S% < 0.10 0 5 so, <150 --- --- --- Moderate 0.10 < SO,< 0.20 150<SO,<1500 II,IP(MS), 0.50 4000 IS(MS),P(MS) I(PM)(Ms), I(sM)(MS) Severe 0.20 5 SO,, < 2.00 1500 < SOa< V 0.4.5 4500 10,000 Very Severe SO,> 2.00 SO,> 10,000 V plus 0.45 4500 130=alan As a conservative approach, we recommend cement with a minimum strength f of 3,000 psi be used for concrete in contact with on-site earth materials. Settlement Utilizing the design recommendations presented herein, we anticipate that the majority of any post -grading settlement will occur during construction activities. We estimate that the total settlement for the proposed structure will be on the order of 1 inch. Differential settlement is not expected to exceed 1 inch in 30 16 Bay Island, Newoorl Beach, CA Sails Report Project No. IH941.1 April 3, 2016 14 feet. These settlement values are expected to be within tolerable limits for properly designed and constructed foundations. Lateral Load Resistance Footings founded in fill materials may be designed for a passive lateral bearing pressure of 250 pounds per square foot per foot of depth. A coefficient of friction against sliding between concrete and soil of 0.30 may be assumed. Capillary Break Below Interior Slabs In accordance with the 2013 California Green Building Standards Code Section 4.505.2.1, we provide the following building specification for the subject site (living area and garages slabs): Concrete building slabs shall be directly underlain by a min. 2 inches of clean/washed sand, underlain by a min. 15 mil -thick moisture barrier (e.g. "Stego Wrap"), with all laps sealed, underlain by 4 inches of 1/4 -inch gravel. The above specification meets or exceeds the Section 4.505.2.1 requirement Exterior Slabs-on-arade (Hard SCaDe Concrete slabs cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs and at 6 feet on center for sidewalks. Control joints are intended to direct cracking. Expansion or felt joints should be used at the interface of exterior slabs on grade and any fixed structures to permit relative movement. Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs. Surface Drainage Surface drainage shall be controlled at all times. Positive surface drainage should be provided to direct surface water away from structures and toward the 16 Bay Island, Neuvon Beach, CA Soils Repon Project No. 91941.1 April 3, 2016 REVISIONS BY DESCRIPTION APPIVID JT CONSULTING ENGINEERS 14371 EUCLID ST., #2F GARDEN GROVE, CA 92843 PHONE: (714) 265-1200 FAX: (714) 276-0372 15 development. RECOMMENDATIONS The following sections discuss the principle geotechnical concerns which should be considered for proper site re -development. Earthwork Grading and earthwork should be performed in accordance with the following reconi mendalions and the General Earthwork and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading will be limited to the re -grading of the building pad for the proposed construction. In general, it is anticipated that the removal of the upper 2'/z feet within the building footprint (slab -on -grade portion) will require removal and recompaction to prepare the site for construction. The removals should be accomplished so that all fill and backfill existing as part of the previous site use and demolition operations are removed. Where feasible, the limits of the pad fill shall be defined by a 2'/2 feet envelope encompassing the building footprint. Care should be taken to protect the adjacent property improvements. We recommend water -flooding the pad excavation bottom as well as each lift to induce hydro -compaction of the dry sands. A minimum one foot thick fill blanket should be placed throughout the exterior improvements (approaches, parking and planter areas). The fill blanket will be achieved by re -working (scarifying) the upper 12 inches of the existing grade. Site Preparation Prior to earthwork or construction operations, the site should be cleared of surface structures and subsurface obstructions and stripped of any vegetation in the areas proposed for development. Removed vegetation and debris should then be disposed of off-site. A minimum of 2'/2 feet of the soils below existing grade will require removal and recompaction in the areas to receive building pad fill. Following removal, the excavated surface should be inspected by the soils engineer or his designated representative prior to the placement of any fill in footing trenches. Holes or pockets of undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable compacted fill. 16 Bay Island, Neuvorl Beach, CA Soils Repon Project No. li I.1 April 3, 2016 Fills 12 The on-site soils are suitable for reuse as compacted fill, provided they are free of organic materials, debris, and materials larger than six (6) inches in diameter After removal of any loose, compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 12 inches, brought to at least 2 percent over optimum moisture conditions and compacted to at least 90 percent relative compaction (based on ASTM: D 1557). If necessary, import soils for near -surface fills should be predominately granular, possess a very low expansion potential, and be approved by the geotechnical engineer. Lift thicknesses will be dependent on the size and type of equipment used. In general, fill should be placed in uniform lifts not exceeding 8 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557). We recommend that oversize materials (materials over 6 inches) should they be encountered, be stockpiled and removed from the site. Trench Backfill The on-site soils may be used as trench backfill provided they are screened of rock sizes over 6 inches in dimension and organic matter. Trench backfill should be compacted in uniform lifts (not exceeding 8 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis' section, above): Foundation Design Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All footings should be a minimum of 24 inches deep (measured in the field below lowest adjacent grade). Footing widths shall me an minimum 18 inches for the perimeter footings. 16 Bay Island, Neavon Beach, CA Soils Repan Project No. 01941.1 April 3, 2016 13 CINI IINCCKIINI 3�ALC: DATE: PLANS REVIEWED BY: PREPARED UNDER THE SUPERVISION OF: CITY OF NEWPORT BEACH, BUILDING DEPARTMENT JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. 8-05-17 NEWPORT BEACH, CA 92660 CHECKED: J.T. 8-11-17 RECOMMENDED: APPROVED SIGNATURE DATE APPROVED: GRADING PERMIT NUMBER: Attachment No. PC 5 - Project Plans Based on the geologic map (Figure 4) correlation with the on-site CPT probe advanced on March 18, 2016, bedrock of the Monterey Formation (Tm) was likely encountered approximately 40 feet below grade. Based on the laboratory results dated March 30, 2016, the site maximum dry density is 116.0 pcf at an optimum moisture content of 12.0 % (per ASTM D 1557) and the wet (submerged) density of the upper 6 feet of sands (at 9 Bay Island) is 122.8 pcf (the complete laboratory reports are presented in Appendix B, herein). LIQUEFACTION ANALYSIS (Per SP117A) Liquefaction of soils can be caused by strong vibratory motion in response to earthquakes. Both research and historical data indicate that loose, granular sandy soils are susceptible to liquefaction, while the stability of rock, gravels, clays, and silts are not significantly affected by vibratory motion. Liquefaction is generally known to occur only in saturated or near saturated granular soils. The site is underlain by fill/eolian sands, old paralic deposits, and bedrock of the Monterey Formation. It is our understanding that the current City policy, has assigned a seismic settlement potential of one (1.0) inch in the upper ten feet, and three (3.0) inches for soil depths of ten to fifty feet. In the event settlement values exceed these threshold values, then additional analysis and/or additional mitigation is required. The CPT testing was performed in accordance with the "Standard Test Method for Performing Electronic Friction Cone and Piezocone Penetration Testing of Soils," (ASTM D5778-12). The seismically induced settlement for the proposed structure was evaluated based on the "Soil Liquefaction During Earthquakes" by I.M. Idriss and R.W. Boulanger, dated September 8, 2008. The analysis was provided by two 9 to 12'/2 feet deep 4 " diameter hand -auger borings, and a 50+ feet deep 1.7" diameter CPT probe advanced on February 15, 2016. The exploratory borings and probe locations are shown in the Plot Plan, Figure 3, herein. The soil borings were continuously logged by a certified engineering geologist of our firm. The computations and results of our Liquefaction Analysis, based on CPT blow counts of Boring CPT -1, are attached in Appendix E, herein. The seismically induced settlement analysis was evaluated based on methods published in the references Nos. `a" through `j" (see "Associated References", herein). The 16 Hay island, Newport Beach, CA Soils Repon Project No. IH941.1 April 3, 2016 10 liquefaction and seismic settlement calculations indicate seismic settlement (includes dry and saturated sands) in the upper 50 feet is less than 2.0 inches, and hence shallow mitigation methods for liquefaction may be implemented per City Code Policy (No. CBC 1803.5.11-2 last revised 7/3/2014). Based on our liquefaction analysis, and in accordance with the City of Newport Beach Policy No. CBC 1803.5.11-12 (NBMC, Chapter 15), we recommend the following mitigative methods to minimize the effects of shallow liquefaction: 1. Tie all pad footings with grade beams. 2. All footings should be a minimum of 24 inches deep, below grade. 3. Continuous footings should be reinforced with two No. 5 rebar (two at the top and two at the bottom). 4. Concrete slabs cast against properly compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. 5. Dowel all footings to slabs with No. 4 bars at 24 inches on center. 6. Additionally, sandy soils will be vigorously flooded during the grading process. The foundation specifications outlined above will act to decrease the potential settlement due to liquefaction and/or seismically induced lateral deformation to tolerable amounts. The above specifications eliminate the use of piles and associated construction vibrations and groundwater displacement induced by caisson drilling or pile -driving. If the above specifications are incorporated, the proposed structure shall be stable and adequate for the intended uses and the proposed construction will not adversely impact the subject or adjacent properties. Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. CONCLUSIONS Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed improvements at the site are feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be mitigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and the surface drainage offer favorable conditions for site re - 16 Bay Island, Newport Beach, CA Soils Report Project No. 91941.1 April 3, 2016 11 GEOTECHNICAL RECOMMENDATIONS 16 BAY ISLAND NEWPORT BEACH, CA 92661 TEL 949.300.0310 DRAWING NUMBER: SHEET 5 OF 5 42 PA2017-167 (E) DOCK O''VG (E) LAWN 00 M M W� 001 LO �I C h 2.5' 5' 10� GRAPHIC SCALE: 1 SAND BAGS 2–BAGS HIGH GRAVEL BAG BNTS �0 I: 1LE s� a 0 0 Q- 0 Li > a a - U z rn X Li ted Containment –Sandbag 10 mil Plastic Lining CONCRETE WASHOUT AREA NTS 0 I I I co� tip` ''sem I r (E) FENCE C—C=DCDT�)�E OVER 12'CURB i. �� AI_�1 �7Lr�rfr! I/ �5 rfr �'o�'AFsN VI JJ LL VV 95.1L 2 2 2 --- - --- - --- Sediment trapping device C - --- - --- - --- - --- - --- - --- �, N 61029'37" V 95.62' Crushed aggregate greater than 3" but smaller than 6 Corrugated steel panels Original Q 4 grade PLAN NTS STABILIZED CONSTRUCTION ENTRANCE GNTS 2 -- - --- - --- - --- - --- - --- FILTER FABRIC MATERIAL 2"x2" 14 GA WIRE FABRIC OR EQUIVALENT PROVIDE 3/4"-1 1/2" WASHED GRAVEL BACKFILL IN TRENCH AND ON BOTH SIDES OR FILTER FENCE FABRIC ON THE SURFACE 2x4 WOOD POST ALT: 2"0 STEEL FENCE POSTS LEGEND Ocib O0 00000 0 ri 0 as Y 9 w 15.0' MAX SPACING Attachment No. PC 5 - Proiect Plans CONSTRUCTION PHASE BMP'S INDEX BMP FREQUENCY 12" Min, unless otherwise INSPECT AND MAINTAIN BEFORE EVERY RAIN EVENT © specified by a soils engineer Filter fabric © DRAIN INLET PROTECTION OSTREET SWEEPING MAINTAIN WEEKLY OR AS O WASTE MANAGEMENT OFTEN AS NEEDED OMATERIAL STORAGE © STABILIZED CONSTR'N ENTRANCE/EXIT OH EQUIPMENT CLEANING & FUELING ONLY ON PREPARE PAD y OI CONCRETE WASTE MANAGEMENT WHENEVER CONCRETE IS USED SECTION ANTSA CLEAN PORTABLE TOILET AT O /\ CorrugAated steel panels LEAST WEEKLY OFIBER A MAINTAIN WEEKLY 10' min or r �O D 0(o °moo° I accomas odate uired to Crushed aggregate greater than 3" °a. o ! o°° anticipated but smaller than 6' ° traffic, whichever is Filter fabric greater. Originol B oQ grade 24 min. NOTE: 12- Min, unless otherwise Construct sediment barrier specified by a soils engineer and channelize runoff to 32' sediment trapping device min SECTION B -B or four times the circumference of the largest construction vehicle tire, NTS Match whichever is greater Existing Grade PLAN NTS STABILIZED CONSTRUCTION ENTRANCE GNTS 2 -- - --- - --- - --- - --- - --- FILTER FABRIC MATERIAL 2"x2" 14 GA WIRE FABRIC OR EQUIVALENT PROVIDE 3/4"-1 1/2" WASHED GRAVEL BACKFILL IN TRENCH AND ON BOTH SIDES OR FILTER FENCE FABRIC ON THE SURFACE 2x4 WOOD POST ALT: 2"0 STEEL FENCE POSTS LEGEND Ocib O0 00000 0 ri 0 as Y 9 w 15.0' MAX SPACING Attachment No. PC 5 - Proiect Plans (E) LAWN 2x4 WOOD POST, STANDRARD OR BETTER OR EQUAL ALTERNATE: 2"0 STEEL FENCE POST FILTER FABRIC MATERIAL 60" WIDE ROLLS. USE STAPLES OR WIRE RINGS TO ATTACH FABRIC TO WIRE CONSTRUCTION ENTRANCE/EXIT (TC -1 AND ©) PROPERTY LINE/PROJECT BOUNDARY SAND BAG LINEAR BARRIER–(SE-6 AND © ) FLOW DIRECTION MATERIAL STORAGE (WM-1) TO BE FIELD O LOCATED BY CONTRACTOR, SEE NOTE 3 CONCRETE WASHOUT (WM-8) AND DETAIL "C" TO BE FIELD LOCATED BY CONTRACTOR, SEE NOTE O SILT FENCE WITH SAND BAGS–(SE-1 AND( ) SILT FENCE WITH GRAVEL BAGS SILT FENCE ANTS IU IVI IIV. I VJI EMBEDMENT CONTROL POLLUTION CONTROL NOTES ADE 1O INSTALL SAND BAG LINEAR BARRIER PER CASQA BMP SE -6 AND OIMPLEMENT SEDIMENT SWEEPING AND VACUUMING PER CASQA BMP SE -7 OIMPLEMENT MATERIALS STORAGE AND CONCRETE WASTE MANAGEMENT. O OINSTALL STABILIZED CONSTRUCTION ENTRANCE PER CASQA BMP TC -1 AND OINSTALL SILT FENCE WITH SAND BAGS PER CASQA BMP SE -1 AND OA POST—CONSTRUCTION BMPS SITE DESIGN AND LANDSCAPE PLANNING (SD -10) aEFFICIENT IRRIGATION (SD -12) F-3] BIORETENTION (TC -32) a D � REVISIONS cN�11N=KIIN � HLc DATE: PLANS REVIEWED BY: DRAWING NUMBER: ROFESS PREPARED UNDER THE SUPERVISION OF: JT CONSULTING ENGINEERS e �N11 CITY OF NEWPORT BEACH, BUILDING DEPARTMENTCONSTRUCTION POLLUTION REV. DATE BY DESCRIPTION APP V D ° p1T JOHN TRAN 100 CIVIC CENTER DRIVE DRAWN: K.C. -17 �4 NEWPORT BEACH, CA 92660 PREVENTION PLAN y 8- 14371 EUCLID ST., #2F m GARDEN GROVE, CA 92843 o. 2 3 70 CHECKED: J.T. 8-1111-17 Call Toll Free PHONE: (714) 265-1200 p. 06- 0-18 RECOMMENDED: 1 16 BAY ISLAND CPPP 1-800-227-2600 FAX: (714) 276-0372 ST \P APPROVED SIGNATURE DATE 2 Underground Days Before You Service Alert qTF OF cAu\ � APPROVED: NEWPORT 949 300 03 092661 Undergrounl Sera GRADING PERMIT NUMBER: TEL of SHEET OF 5 �9 CONSTRUCTION PHASE BMP'S INDEX BMP FREQUENCY OA SILT FENCE INSPECT AND MAINTAIN BEFORE EVERY RAIN EVENT © SAND BAG BARRIERS © DRAIN INLET PROTECTION OSTREET SWEEPING MAINTAIN WEEKLY OR AS O WASTE MANAGEMENT OFTEN AS NEEDED OMATERIAL STORAGE © STABILIZED CONSTR'N ENTRANCE/EXIT OH EQUIPMENT CLEANING & FUELING ONLY ON PREPARE PAD y OI CONCRETE WASTE MANAGEMENT WHENEVER CONCRETE IS USED CLEAN PORTABLE TOILET AT O SANITARY WASTE MANAGEMENT LEAST WEEKLY OFIBER ROLLS MAINTAIN WEEKLY (E) LAWN 2x4 WOOD POST, STANDRARD OR BETTER OR EQUAL ALTERNATE: 2"0 STEEL FENCE POST FILTER FABRIC MATERIAL 60" WIDE ROLLS. USE STAPLES OR WIRE RINGS TO ATTACH FABRIC TO WIRE CONSTRUCTION ENTRANCE/EXIT (TC -1 AND ©) PROPERTY LINE/PROJECT BOUNDARY SAND BAG LINEAR BARRIER–(SE-6 AND © ) FLOW DIRECTION MATERIAL STORAGE (WM-1) TO BE FIELD O LOCATED BY CONTRACTOR, SEE NOTE 3 CONCRETE WASHOUT (WM-8) AND DETAIL "C" TO BE FIELD LOCATED BY CONTRACTOR, SEE NOTE O SILT FENCE WITH SAND BAGS–(SE-1 AND( ) SILT FENCE WITH GRAVEL BAGS SILT FENCE ANTS IU IVI IIV. I VJI EMBEDMENT CONTROL POLLUTION CONTROL NOTES ADE 1O INSTALL SAND BAG LINEAR BARRIER PER CASQA BMP SE -6 AND OIMPLEMENT SEDIMENT SWEEPING AND VACUUMING PER CASQA BMP SE -7 OIMPLEMENT MATERIALS STORAGE AND CONCRETE WASTE MANAGEMENT. O OINSTALL STABILIZED CONSTRUCTION ENTRANCE PER CASQA BMP TC -1 AND OINSTALL SILT FENCE WITH SAND BAGS PER CASQA BMP SE -1 AND OA POST—CONSTRUCTION BMPS SITE DESIGN AND LANDSCAPE PLANNING (SD -10) aEFFICIENT IRRIGATION (SD -12) F-3] BIORETENTION (TC -32) a D � REVISIONS cN�11N=KIIN � HLc DATE: PLANS REVIEWED BY: DRAWING NUMBER: ROFESS PREPARED UNDER THE SUPERVISION OF: JT CONSULTING ENGINEERS e �N11 CITY OF NEWPORT BEACH, BUILDING DEPARTMENTCONSTRUCTION POLLUTION REV. 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(E) EXISTING EA EDGE OF ALLEY OFF GARAGE FIN15H FLOOR GM GAS METER TP TOP OF DRAIN ELEV. PP POWER POLE FH FIRE HYDRANT T5 TOP OF STEP W WATER LINE PLANTING AREA 5 SEkeER LINE ��% SLOPE TO DRAIN5 U 2010 MIN, TYP Q GATGH BA51N 4"Q A85,SDR 35 DRAINLINE z� SLOPE @ 1% MIN. TYP. Q� GREYDOGK gF5D-120-K OR EQUAL W/�/ / 1AW1 SIZE PER PLAN 4`0 ABS, 5OR 35 PERFORATED DRAINLINE, SLOPE e 1°k MIN. TYP. O 4"d AREA DRAIN PROPERTY LINE o Q 0.00 w NEW GRADE z )OB # (0.00) DRAWN BY pdw EXISTING 5RADE 0 REVISION n S) I.Jl 1 L 1 LI 1.1 '1 1/`i' = 1-V \ = N O 0 J 2 O U C�U> F- Q U U M 2 ZO _ - U z�� < z O - Z Q Q Z o N ILI" �� .N HARKS/T FO O Q� * No. C 6947 ST �o) �TFCF CA,0F IAN J.N. HARRI50N, AR6141 T hereby expressly reserves its common law copyright and other propert rights in these plans. These plans are not to be reproduced, copied or changed 1n any form whatsoever, nor are they to be assigned to a third partyy, without the orwritten permieeion and consent oP IAN IN. HARR150N, ARC HITEOT. Q 1--1 rl w U Q w Qo z� Q� w o Q 3 w z )OB # DEAN DRAWN BY pdw PLOT DATE 9/21/2011 0 REVISION BY DATE AO 15i IU_vIIGva"A i y v uORIt s m m =-_n. HEIGHT CALCS 95.62' V4" = P -o„ SLOPE CALC: 13.51-5.43 X 100 = 1.960/0 65.31 (@ Cr) BUILDING SETBACK BUILDING SETBACK BASEMENT PLAN VIV) = ro" Attachment No. PC 5 - Project Plans WALL LEGEND 2X4@16"O.G. 2X6 @ 16" O.G. 2X8 @ 16" O.G. 3X4 @ 16" O.G. 2X3 @ 16' O.G. 42" HIGH GUARDRAIL 1 -HOUR WALL ib AD1 WALLS < 3'-0" TO PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION PROVIDE FIRE BLOCKS AND DRAFT STOPS AT 10'-0" O.G. (6-0" O.G. AT RATED WAL1_5) KEYNOTES 1❑ 5/5" TYPE X 6Y5UM BOARD ALL NALL5, GEILING5, BEAMS, POSTS AND COLUMNS, SMOOTH FINISH TYPICAL AT GARAGE 121 TANKLE55 NATER HEATER 3❑ GOMBU5TION AIR VENTS ® 1 -HOUR RATED SHAFT ADi15 PROVIDE 5/8" TYPE'X' GYP. BD. ON WALL5 AND CEILING OF FNGL05ED USEABLE SPACE UNDER STAIRS © DRYER VENT, LENGTH NOT TO EXCEED 14'-0" Ifl54" WIDE FIREBOX METAL FIREPLACE BY SUPERIOR AN51 Z21.55. GAS ONLY - DIRECT VENT EXTERIOR COMBUSTION AIR DUGTS SHALL BE L15TEO COMPONENTS OF THE FIREPLACE, AND INSTALLED PER FIREPLACE MANUFACTURER'S INSTRUCTIONS. PROVIDE 2" CLEARANCE TO COMBUSTIBLES AT FIREPLACE OPENING ® TILE HEARTH. MIN. 2" THICK LINE OF WALL ABOVE 10 WATER SOFTENER 11 SOFFIT 12 42" HIGH GUARDRAIL 13 WATER GL05ET TO BE MIN. 30" WIDE WITH13 TOILET MIN. 24" CLEAR IN FRONT OF , TVP. AD2 14 5HATTER-PROOF ENCLOSURE 15 CERAMIC TILE WALL5 TO 8'-0" OVER PLASTER, TYP. 16 30" X 30" ATTIC ACCESS 17 ROOF DRAIN W/ OVERFLOWAD1 14 18 METAL CHIMNEY FLUE 19 45" HIGH COUNTER 20 WINDOW SEAT. 15" ABOVE FINISH FLOOR 21 SMART VENT WITHIN 12" OF EXTERIOR GRADE MODEL: 1540-520 E5R-2014 22 CONCRETE FILLED BOLLARD 23 LINE OF ROOF OVERHANG ABOVE 24 5LOPE TO DRAIN, 20/ MIN. 25 36" WIDE FIREBOX METAL FIREPLACE BY SUPERIOR, 5TAIINLE55 STEEL, AN51 Z21.55 OAS ONLY 26 SHOWER HEAD AND DRAIN N/ FOOT SHOWER 2l CLOSET SYSTEM 28 LAUNDRY BOX, PAN AND DRAIN 29 36" 50. GONG. LANDING @ ALL EXTERIOR DOOR5. SEE 517E PLAN 30 SHATTER -PROOF 6LA55 TO 42" ABOVE TOP OF SPA 31 AC. SEPARATE PERMIT FACTORY -BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFAC- TURER INSTRUCTIONS. N M � = N z J. c� U >_o�'_ Lij Q v' = U .zU z ON 7 z U < m d ON i zz Q O 5 0 3 N z N z z = LASED AROy AGF' � N. H ARRiSTFO� O P� Z * No. C 6947 ls� 1� �rFOF CALF IAN J.N. HARKWN, ARGEITEOT hereby expressly reserves its common law copuright and other property rights in these plans. These plans are Co be in Form not reproduced, copied or changed any whatsoever, nor are they to be assigned to a third part', without the express written permission and scream oP IAN J.N. HARRISON, AROHIiE6T. Q z w.�.l w N V N z� M "~ GQ o I/W z )OB # DEAN DRAWN BY PCW PLOT DATE 10/13/201'7 REVISION BY DATE A 1 52 IUWAMIGVA"A r v r i v r Pill 9 BUILDING 5ETBAGK SECOND FLOOR PLAN V411 = i1-011 Attachment No. PC 5 - Project Plans WALL LEGEND A 2X4 @ 16" O.G. A6 2X6 @ 16" O.G. 2X8 @ 16" O.G. BUILDING SETBACK FIRST FLOOR PLAN V411 = i1-0" 3X4 @ 16" O.G. 2X3 @ 16" O.G. 42" HIGH GUARDRAIL 1 -HOUR MALL ib ADI NALL5 < 3'-0" TO PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION PROVIDE FIRE BLOCKS AND DRAFT STOPS AT 10'-0" O.G. (5'-0" O.G. AT RATED ViALLS) KEYNOTES 1❑ 5/8" TYPE X &Y5UM BOARD ALL NALL5, GEILING5, BEAMS, POSTS AND COLUMNS, SMOOTH FIN15H TYPICAL AT GARAGE 121 TANKLE55 NATER HEATER �3 COMBUSTION AIR VENT5 ® 1 -HOUR RATED SHAFT AD115 5❑ PROVIDE 5/8" TYPE'X' GYP. BD. ON NALL5 AND GEILIN6 OF ENCLOSED USEABLE SPACE UNDER STAIRS © DRYER VENT, LENGTH NOT TO EXCEED 14-0" ® TILE HEARTH. MIN. 2" THICK OLINE OF MALL ABOVE 1Q NATER SOFTENER 11 WINDOW SEAT - 18" HIGH 12 42" HIGH GUARDRAIL 13 NATER CLOSET TO BE MIN. 30" WIDE WITH 13 MIN. 24" CLEAR IN FRONT OF TOILET, TYP. A02 14 SHATTER -PROOF ENCLOSURE 15 CERAMIC TILE NALL5 TO 6-0" OVER PLASTER, TYP. 16 30" X 30" ATTIC ACCESS HATCH 1 1 ROOF DRAIN N/ OVERFLOW 4 AD7 18 METAL CHIMNEY FLUE 19 45" HIGH COUNTER 20 WINDOW SEAT. 15" ABOVE FINISH FLOOR 21 5MART VENT WITHIN 12" OF EXTERIOR GRADE MODEL: 1540-520 ESR -2014 22 CONCRETE FILLED BOLLARD 23 LINE OF ROOF OVERHANG ABOVE 24 SLOPE TO DRAIN, 2% MIN. 25 36" WIDE FIREBOX METAL FIREPLACE BY SUPERIOR, 5TAIINLF55 STEEL, ANSI Z21.55 GA5 ONLY 26 SHOWER HEAD AND DRAIN /V FOOT 5HONER 2l OL05ET SYSTEM 28 LAUNDRY BOX, PAN AND DRAIN 29 36" 50. GONG. LANDING @ ALL EXTERIOR DOORS. SEE SITE PLAN 30 SHATTER -PROOF OLA55 TO 42" ABOVE TOP OF SPA 31 AG. SEPARATE PERMIT FAGTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE KITH THEIR LISTING AND MANUFAG- TURER INSTRUCTIONS. N z -' Q ~ V N z = U ] r � z �< z z° z N Z N G �NSED ARCy/ V �N. HAR�ST�C'T Q� O Z * No. C 6947 10 S�, Fj� � 9rFOF CA1-�FO� IAN J.N. HARRISON, AROHITEOT hereby expressly reserves its common lou cogright and other proper'u rights in these plans. These plans are not to be reproduced, copied or changed any form in whatsoever, nor are they to be assigned to a third party, without the express written permission and consent a IAN J.N. HARRII ARbHITEC. Q O O /w W N Qo z� W �v o I/w I� z )OB # DEAN DRAWN BY pdw PLO -r DATE 10/13/201'7 A REVISION BY DATE A2 sS PA2017-167 DOOR SCHEDULE WINDOW SCHEDULE Mark Qty Size Thick Type Glazing* U -Value Remarks Mark Qty Size Sash Type Glazing* He ght U -Value SHGC Remarks LASED ARCI , vC,F' LN. HAPT��'�. * No. C 6947 10) 5�9 E)V. 5_3�- ��\P FOF CA F� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law cogright and other propert9 richts in these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, nor are they to be assigned to a third partyy, without the express written permission and consent of IAN J.N. HARRI50N,,,,A//RCHITE6T. �J 0 W Q � 1 -0" X 6.0" 3'" 2 1/41 ENTRY DUAL 0,500 IA5WARE 5TIGKIN6 ® 1 2'-8"/2'-5" X 7-0" CORNER FIXED DUAL "1'-10" 0.300 0.300 0 4 PANEL 6LA55 TEMPERED W \to U TEMPERED W po n O 1 15'-0" X 17-10" 13/4" AGGORDIAN DUAL 0.500 © 1 2'-6" X 7-0" 51N6LE CA5EMENT DUAL "1'-10" 0.300 0.300 z JOB # 5 PANEL TEMPERED PLOT DATE 9/2-7/2011 0 REVISION BY DATE TEMPERED O 1 2'-4" X 6.0" 13/4" 3 PANEL GLASS 51N6LE © 1 6-0" X 1'-4" 51N6LE FIXED DUAL i 4'-5" 0.300 0.300 SQUARE STICKING TEMPERED ® 1 16-0" X 7-0" GARAGE OVERHEAD ALUM. FRAME AI/ OBSCURE 6LA55 O 1 3'-0" X 1'-4" 51N6LE FIXED DUAL t 4'-8" 0.300 0.300 4 5EGTION AUTO GARAGE DOOR OPENER O 1 2'-10" X 6' 8" 13/4" 3 PANEL 20 MIN, RATED, TIGHT FIT O 2 4'-0' X 4'-0" PAIR CASEMENT DUAL 64" 0.300 0.300 50LID GORE 5ELF-GL051N6, SELF -LATCHING TEMPERED © 1 2'-&" X 6-0" 13/4" 5 PANEL O 2 3' 0" X 2'-0" SINGLE SLIDER D 6UAL'-9" 0.300 0.300 SQUARE 5TIGKIN6 TE ERED O5 2'-4" X 61-51, 13/4" 5 PANEL O 6 2'-&" X 4'-0" SINGLE CASEMENT AL 6'-9" 0.300 0.300 SQUARE STICKING TEMPERED ® O 1 2'-6" X 3'-0" 51N6LE CA5EMENT DUAL 64" 0.300 0.300 ® 3 2-6' X 6-5" 13/4 3 PANEL O 1 2'-6" X 5'-0" 51N6LE CASEMENT DUAL 1'-6" 0.300 0.300 SQUARE STICKING 041 2'-8" X 6-8" 13/4" 3 PANEL 51N6LE OBSCURE 6LA55 O 1 5-872-8" X 5-0" CORNER FIXED DUAL 1'-6" 0.300 0.300 SQUARE 5TIGKIN6 TEMPERED 11 3 2'-8" X 6'-8" 13/4" 3 PANEL O 1 2'-6" X 2'-0" 51N6LE AWNING DUAL '1'-6" 0.300 0.300 SQUARE STICKING 12 1 2'-8" X 6-8" 13/4" 3 PANEL 6LA55 DUAL 0.500 O 1 2'-6"/2' 6" X 2'-0" CORNER FIXED DUAL 11-0" 0.300 0.300 SQUARE 5TIGKIN6 TEMPERED TEMPERED 13 1 5'-0" X 6-8" 5LOX IPER 0500 O 1 2'-0" X 5'-0" 51N6LE CASEMENT DUAL '1 '-6" 0.300 0.300 TEMDUAL 04 )1 8'-0" X 7-6" AGGORDIAN DUAL 0.500 © 1 4'-0" X.2' -O" 51N6LE CA5EMENT DUAL 0.300 0.300 3 PANEL TEMPERED TEMPERED 1 rj 1 54" X 7-6" AGGORDIAN DUAL 01500 ® 1 6'-0" X 3'-0" 51N6LE SLIDER DUAL 64" 0.300 0.300 2 PANEL TEMPERED BI-PA55 16 1 4'-0" X 6-8" 13/5" 3 PANEL, 5Q. STICKING BI-PA55 1 1 5'-0" X 6-8" 15/5" 3 PANEL, 5Q. 5TIGKIN6 50XXR UAL 18 1 9' 0" X 6' 8" TEMPERED 0.500 DUAL VELUX V5-304 O 1 2'-6" X 2'-8" 5KYLI6HT OPERABLE TEMPERED 0.500 0.430 UE5 REPORT # 199 " SAFETY GLAZING TO BE ETCH MARKED (TYP.) * SAFETY GLASS TO BE ETCH MARKED (TYP) 3. SAFETY 6LAZIN6 TO BE ETCH MARKED, TYPICAL GLAZING U -VALUE AT 51N6LE GLAZIN(5: 0.92 1. GLAZING MUST BE SAFETY GLAZING WITHIN 24" OF THE DOOR GLAZING U -VALUE AT DUAL GLAZING: 0.31 AND LESS THAN 15" ABOVE THE YIALKIN6 SURFACE. 4. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT 2. SILL HEI0HT5 IN 5LEEPIN6 ROOMS SHALL NOT EXGEED 44" LABELS. ABOVE THE FLOOR AND HAVE AN OPENABLE AREA OF AT LEAST 5.1 5F WITH AN OPENABLE WIDTH OF 20" AND HEIGHT OF 24" CLEAR. ROOF PLAN V4" = P-0„ A A6 Attachment No. PC 5 - Project Plans KEYNOTES IflSTANDING SEAM METAL ROOFING GLA55'A'A55EM5LY 121 CHIMNEY TO BE 2'-0" ABOVE ROOF WITHIN 10'-0" WITH SPARK ARRESTOR AND SHROUD 12" MAX. HEIGHT, TYPICAL 131 PROJEGTION5 LE55 THAN 3'-0" TO PROPERTY LINE TO BE 1 -HOUR 60N5TRUOTION, TYPICAL ® PROPERTY LINE 151 ROOF VENT. 1445Q. IN. OPENING WITH GORROSION FE515TANT WIRE MESH © GUARDRAIL EAVE PROJECTION5 DIRECTLY OVER REQUIRED WINDOW5 TO BE 30" A 1AY FROM PROPERTY LINE. AALL5 < 3'-0" TO PROPERTY LINE TO BE 1 -HOUR CON5TRUGTION N ?u Z ui � c� F- LLJ o< 1 - uNz < z W�4a Z LLJ L Z N Z V Z < all LASED ARCI , vC,F' LN. HAPT��'�. * No. C 6947 10) 5�9 E)V. 5_3�- ��\P FOF CA F� IAN J.N. HARRISON, ARCHITECT hereby expressly reserves its common law cogright and other propert9 richts in these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, nor are they to be assigned to a third partyy, without the express written permission and consent of IAN J.N. HARRI50N,,,,A//RCHITE6T. �J 0 W Q � J 3 O (� z �3 w 0 0 W \to U W po n W � ,¢ Fi` ,0 M Fri O I/W I� z JOB # DRAWN BY pdw PLOT DATE 9/2-7/2011 0 REVISION BY DATE A3 54 PA2017-167 RIDGE 41.83 .0 m ROOF PLATE 55.53 2ND FLR 25.75 15T FLR 18.55 BASEMENT _ a.00 "es 33' HEIGHT PLANE @ 500TH WALL -------------- 33' HEIGHT PLANE ------------ ------ @RIDGE F� _ _---_—__ �j9 --------- ---- F 39 g F<'S� 29' HEIGHT PLANE — — — — — — \03 A/C, WELL @SOUTH WALL ---------------------------- 779 ------------ — — — -- ------ - - - - - - ----- 12 o S 29' HEIGHT PLANE 12 — -- — — — �------------------- — — — — — — ---- 1 I 1 @RIDGE e39 — -- 1 — _ _ — — 12 71 - W-1 LLI 11 a'v° 3 3 El 3F1:11. LJ n ilii L=I 11 Ll JIL ---------- -JJ 1 iii i 1 11ii 9 15'_0" 1 171 SETBACK ' 5 171 LEFT SIDE ELEVATION (SOUTH) I l❑ LINE OF BASEMENT 9'-1" a' -7V' 9'-7 V," RIDGE 42.25 :o V I ROOF PL 27.83 2ND FLR 28.75 15T FLR 15.58 I I BASEMENT 9� 1T-2" 12'1 SETBACK " NATURAL GRADE AT POINT V^ 77 = 17_051 BELOW PROP05ED RIDGE 33' HE16HT PLANE -------------------------------------------------------------- @ RIDGE 4'-1%" 25-T' FRONT ELEVATION (EAST) V4" = rw 4'_i'/-" Attachment No. PC 5 - Project Plans KEYNOTES 1❑ STANDING SEAM METAL ROOFING GLA55'A'A55EM5LY 121 JAMES HARDIE ARTISAN LAP 510IN6 WITH MITERED CORNERS ADi �3 BOARD AND BATT 51DIN6 ® NATURAL STONE VENEER ib OVER PLASTER. MAX. 15#/SF AD1 FIN15H GRADE © NATURAL GRADE @ FACE OF BUILDING NATURAL GRADE @ RIDGE ® WOOD MELLI5 OMAIL SLOT lO FIREPLACE DIRECT VENT 11 6LA55 GUARDRAIL ESR -3563 12 SMART VENT, MODEL 1540-520 E5R-2074. WITHIN 12" OF EXTERIOR GRADE RIDGE HEIGHT ELEVATIONS ARE TO THE FINISHED 5HEATHIN6. THE HEIGHT OF THE ROOFING MATERIAL HAS BEEN CONSIDERED TO A55URE THE FINAL FINISHED HEIGHT 15 BELOW THE GIT" ALLOWABLE. DEGORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY -BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE L15TED AND LABELED FOR USE WITH THE SPECIFIC, FACTORY - BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. M � Z U LI n Q :J = z o U u z U d ON —1 .1 m g' Z i z C z 5 z � z — LASED ARC// v JN' HAP TF�r O Q� Z * No. C 6947 NO) S�. F . 5-3Y SNP 9rFOF CAS\F IAN J.N. HARR150N, AR6HITEOT hereby expressly reserves its common law cop right and other property rights in these plans. These oK,2 are to be Form not reproduced, copied or thangad In any whatsoever, nor are they to be assigned to a third parvq, without the express written permission and consent oP IAN J.N. HAF I50N, All ITEbT. Q w + O O N /w z w Qo � z� w �MM O w z )OB # DEAN DRAWN BY pdw PLOT DATE q/2U201i 0 RE=VISION BY DATE ATE- 4 A4 1515 PA2017-167 �o v RIDGE PLATE 3'1.83 2ND FLR 28.95 PLATE 29.67 33' HEIGHT PLANE 33' HEIGHT PLANE @ RIDGE hry @NORTH WALL _______________________ �b __ ---------------- NE ----- ____ / 2q'HEI6HT PLANE Dry ------- --____ o. 29' HEI6HT PLANE @ RIDGE _ _ _ _ - _ N 1 NORTH WALL _ _ _ _ _ --------------------------- _ _ ___ a __ _ _ ------------------------------ --____ P - ____ ____ - �--j- -x11 _ 12 _ _ _ _ —____________ _ _ _ i.2 12 � 12 � I � �_ - �5 � I � - � -- ---- -_ as � Q5 II_ �� _ILII _ III _ _ qQ 1 - II II III IIWII III II II l- _ �I_ �_ ��_____ w II II 11-IIWII-II- . �� - no I �� IIIIIII — - —1 p 111 FE � NONE:]] 12-0" 5ETBAGK 4 N MM ME I' RLI RLI RLI LINE OF BASEMENT — 17-2" Hi NUMI 1 17-2" 17-2" BAHT SIDE ELEVATION (NORTH) VY = 1'-0" 33' HEIGHT PLANE -I FROM BASEMENT I 2q' HEIGHT PLANE FROM BASEMENT 17-2" * NATURAL GRADE AT POINT BELOW PPOP05EO RIDGE 15-0" 5ETBAGK M.vu REAR ELEVATION (WEST) VT9 =rw Attachment No. PC 5 - Project Plans KEYNOTES 1❑ STANDING SEAM METAL ROOFING GLA55'A'A55EMBLY JAMES HARDIE ARTISAN LAP 510IN6 WITH MITERED GORNER5 AD7 �3 BOARD AND BATT 51DIN6 ® NATURAL STONE VENEER ib OVER PLASTER. MAX. 15#/5F AD1 FINISH GRADE © NATURAL GRADE @ FACE OF BUILDING NATURAL GRADE @ RIDGE ® WOOD TRELLIS OMAIL SLOT lO FIREPLACE DIRECT VENT 11 6LA55 GUARDRAIL E5R-3563 12 SMART VENT, MODEL 1540-520 E5R-2014. WITHIN 12" OF EXTERIOR GRADE RIDGE HEIGHT ELEVATIONS ARE TO THE FINISHED 5HEATHIN6. THE HEIGHT OF THE ROOFING MATERIAL HAS BEEN CONSIDERED TO A55URE THE FINAL FINISHED HEIGHT IS BELOW THE CITY ALLOWABLE. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY -BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE L15TED AND LABELED FOR USE WITH THE SPECIFIC, FACTORY - BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION IN5TRUGTION5. M � � 15T FLR f 18.58 = Z o U u Z � U �� d- ,✓ Q? z z 3 < z in — LASED ARCy HARRiS TF�r O Q� Z * No. C 6947 1� 5_31 �1P 9rFOF CAL\FOS ,xa not reproduced, copied or In any whatsoever, nor are they to be aeeigned to a third partqq, without the express written permission and consent oP IAN J.N. HARRIEON, ARCHITECT. z BASEMENT Q w 9.00 3 33' HEIGHT PLANE 33' HEIGHT PLANE @ RIDGE hry @NORTH WALL _______________________ �b __ ---------------- NE ----- ____ / 2q'HEI6HT PLANE Dry ------- --____ o. 29' HEI6HT PLANE @ RIDGE _ _ _ _ - _ N 1 NORTH WALL _ _ _ _ _ --------------------------- _ _ ___ a __ _ _ ------------------------------ --____ P - ____ ____ - �--j- -x11 _ 12 _ _ _ _ —____________ _ _ _ i.2 12 � 12 � I � �_ - �5 � I � - � -- ---- -_ as � Q5 II_ �� _ILII _ III _ _ qQ 1 - II II III IIWII III II II l- _ �I_ �_ ��_____ w II II 11-IIWII-II- . �� - no I �� IIIIIII — - —1 p 111 FE � NONE:]] 12-0" 5ETBAGK 4 N MM ME I' RLI RLI RLI LINE OF BASEMENT — 17-2" Hi NUMI 1 17-2" 17-2" BAHT SIDE ELEVATION (NORTH) VY = 1'-0" 33' HEIGHT PLANE -I FROM BASEMENT I 2q' HEIGHT PLANE FROM BASEMENT 17-2" * NATURAL GRADE AT POINT BELOW PPOP05EO RIDGE 15-0" 5ETBAGK M.vu REAR ELEVATION (WEST) VT9 =rw Attachment No. PC 5 - Project Plans KEYNOTES 1❑ STANDING SEAM METAL ROOFING GLA55'A'A55EMBLY JAMES HARDIE ARTISAN LAP 510IN6 WITH MITERED GORNER5 AD7 �3 BOARD AND BATT 51DIN6 ® NATURAL STONE VENEER ib OVER PLASTER. MAX. 15#/5F AD1 FINISH GRADE © NATURAL GRADE @ FACE OF BUILDING NATURAL GRADE @ RIDGE ® WOOD TRELLIS OMAIL SLOT lO FIREPLACE DIRECT VENT 11 6LA55 GUARDRAIL E5R-3563 12 SMART VENT, MODEL 1540-520 E5R-2014. WITHIN 12" OF EXTERIOR GRADE RIDGE HEIGHT ELEVATIONS ARE TO THE FINISHED 5HEATHIN6. THE HEIGHT OF THE ROOFING MATERIAL HAS BEEN CONSIDERED TO A55URE THE FINAL FINISHED HEIGHT IS BELOW THE CITY ALLOWABLE. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY -BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE L15TED AND LABELED FOR USE WITH THE SPECIFIC, FACTORY - BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION IN5TRUGTION5. M � � O = Z o U u Z � U �� d- ,✓ Z g' z z 3 < z N Z N — LASED ARCy HARRiS TF�r O Q� Z * No. C 6947 1� 5_31 �1P 9rFOF CAL\FOS IAN J.N. HARRI50N, ARCHITEOT hereby expressly reserves its common law copgright and other propert rights in these plans. These plans are Co be hayed form not reproduced, copied or In any whatsoever, nor are they to be aeeigned to a third partqq, without the express written permission and consent oP IAN J.N. HARRIEON, ARCHITECT. z O Q w 3 W �O O w N w Qo z� w �MM O w z )OB # DEAN DRAWN BY pdw PLOT DATE q/27/201i 0 RL=VISION BY DATE A5 50 IU_vIIGva"A 3 tt 4 4 oinhF SECTION D -D v4" =1.0� SECTION A -A V4" = P-0" n SECTION C -C v4" =1_0 SECTION B -B v4" = 1-0� Attachment No. PC 5 - Project Plans KEYNOTES ROOF A55EM13LY: SLATE 5HINGLE5 CLA55'A'A55EMBLY 50# BUILDING PAPER OVER PANEL 5HEATHING OVER RAFTERS PER 5TRUGTURAL 016165 121 EXTERIOR WALL A55EM5LY: SHINGLE OR HORIZONTAL WOOD 51DING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF 5T005 @ 16" O.G., U.N.O. INTERIOR WALL A55EMBLY: 5/8" GYPSUM BOARD SHEATHING BOTH SIDES OVER 2X4 DF STUDS @ 16" O.G. UNLE55 NOTED OTHERWISE SLAB A55EMBLY: ® 5" GONGRETE SLAB PER 5TRUGTURAL DWG5 UNLESS NOTED OTHERWISE INTERIOR FLOOR A55EMBLY: 1-1/8" PLYWOOD OVER FLOOR JOISTS PER STRUCTURAL 01/455 WITH 5/8" GYPSUM BOARD UNDERNEATH ROOF DECK A55EMBLY: © DEX-O-TEX (IGGh E5R 1751) OVER 5/4" PLYWOOD OVER DECK JOISTS PER 5TRUGTURAL DWG5 INSULATION WITH 5/8" GYPSUM BOARD UNDERNEATH CEILING A55EMBLY: CEILING JOISTS PER 5TRUGTURAL DW65 WITH 5/8" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO GONTAIN ANY AIR RE6I5TER5 OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR 51MILAR INTERIOR FINISHING MATERIAL ENATURAL GRADE N z - O U w LLJ O 2 U z r 01 z U01 d z Q > O Z < Z o Z N Z z < ILI" ��SED AROh, v JN. HAR,Q/STS 02 T P� * No. C 6947 1� S�. Fjy 5_3�� �TFOF CA\YOEi IAN 1N. HARR15ON, ARCHITECT hereby expressly reserves its common law copgright and other propert rights in these ?lane. These plans are not to be reproduced, copied or changed in any form whatsoever, nor are they to be assigned to a third party, without the express written permission and consent ofy IAN JX HARRI50N, ARCHITECT. z 0 rN� 1I1 z< 0 C� �N W � U 0-4 w QO w Y�� p� < V z O I/W I� z )OB # DEAN DRAWN BY pdw PLOT DATE 9/21/2011 0 REVISION BY DATE A6 57 IU_vIIGva"A SECTION E -E v4" = llw SECTION FF v4" = llw Attachment No. PC 5 - Project Plans KEYNOTES IflROOF A55EMBLY: SLATE 5HINGLE5 CLA55'A'A55EMBLY 50# BUILDING PAPER OVER PANEL 5HEATHIN6 OVER RAFTERS PER STRUCTURAL DW65 121 EXTERIOR WALL A55EMBLY: SHINGLE OR HORIZONTAL WOOD 51DING OVER (2) LAYERS HOUSE WRAP OVER PANEL SHEATHING OVER 2X4 OF 5T005 @ 16" O.G., U.N.O. 131 INTERIOR WALL A55EMBLY: 5/5" GYPSUM BOARD 5HEATHING BOTH SIDES OVER 2X4 OF STUDS @ 16" O.G. UNLESS NOTED OTHERWISE SLAB A55EMBLY: ® 5" GONGRETE SLAB PER 5TRUGTURAL DWG5 UNLESS NOTED OTHERWISE INTERIOR FLOOR A55EMBLY: 1-1/5" PLYWOOD OVER FLOOR JOISTS PER STRUCTURAL 01/455 WITH 5/5" GYPSUM BOARD UNDERNEATH ROOF DECK A55EMBLY: © DEX-O-TEX (IGGh E5R 1751) OVER 5/4" PLYWOOD OVER DECK JOISTS PER STRUGTURAL DWG5 INSULATION WITH 5/5" GYPSUM BOARD UNDERNEATH CEILING A55EMBLY: CEILING JOISTS PER STRUCTURAL DWG5 WITH 5/5" GYPSUM BOARD UNDERNEATH UNFINISHED ATTIC: ® NOT TO GONTAIN ANY AIR REGISTERS OR ELECTRICAL OUTLETS AND LIGHTING OTHER THAN WHICH 15 REQUIRED BY CODE NOR ANY INSULATION, DRYWALL OR 51MILAR INTERIOR FINISHING MATERIAL N - c z M O U 0 w L LJ ~ Q U z V Z U t z O 0 Q Z z N L N Z < ��SED AROh, v �N. HAR,Q/STC 02 T P� * No. C 6947 1� ' 5-3�� P �TFOF CA\YOEi IAN J.N. HARR15ON, ARCHITECT hereby expressly reserves its common law co%lght and other propertq rights in these plans. These plans are not to be reproduced, copied or changed in any form whatsoever, nor are they to be assigned to a third part without the express written permission and consent ofy IAN JX HARRI50N, ARCHITECT. z `/o Ur 1-1 r' V ^ z 0 C� W � U z � W Q O W �v z O I/W I� z )OB # DEAN DRAWN BY pdw PLOT DATE 9/21/2011 0 REVISION BY DATE A7 Sg IU_vIIGva"A IRRIGATION SYSTEM 1. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND M05T USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA. 2. IRRIGATION CONTROLLERS TO BE OF A TYPE WHIGH DOES NOT L05E PROGRAM DATA IN THE EVENT THE PRIMARY POWER SOURCE 15 INTERRUPTED. 3. PRESSURE REGULATORS TO BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRE55URE OF THE SYSTEM 15 WITHIN THE MANUFACTURER'S RECOMMENDED PRESSURE RANGE. 4. MANUAL SHUT-OFF VALVES SHALL BE INSTALLED A5 GLOSE AS POSSIBLE TO THE POINT OF CONNECTION TO THE WATER SUPPLY. 5. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE AN51 STANDARD, A52E/ICC 802-2014: LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARDS. ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPING AREAS M05T DOCUMENT A 1715TRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER U51116 THE PROTOCOL DEFINED IN A5ABEACG 502-2014. LANDSCAPE GENERAL NOTES 1. PLANTING SCHEDULE: ONE WEEK 2. q0% COVERAGE IN q10 DAYS. REPLENISH AS REQUIRED. 3. MAINTAIN PLANTING AND REPLACE AS REQUIRED TO ENSURE CONTINUOUS COMPLIANCE WITH LANDSCAPER PLAN. 4. ALL LIGHTING TO BE DIRECTED DOWN, NOT TO IMPACT ADJACENT PROPERTIES AND COMMON AREAS. 5. WATER SUPPLY FOR ALL LAND5GAPIN6 TO BE PROVIDED BY EXISTING DOMESTIC WATER SERVICE FROM THE CITY. 6. ALL LANDSCAPE AREAS SHALL HAVE SOIL WITH COMPOST RATE OF AT LEAST FOUR CUBIC YAP05 PER 1,000 5QUARE FEET TO A DEPTH OF SIX INCHE5, UNLE55 OTHERN15E DIRECTED BY THE 5011-5 ENGINEER. -1. ALL PLANTS ARE DROUGHT TOLERANT AND COMPLIANT WITH CALIFORNIA COASTAL GOMMI5510N REQUIREMENTS. ANY 5U55TITUTION5 MUST BE LOW-WATER, DROUGHT TOLERANT PLANTS. 5. A MINIMUM THREE INCH LAYER OF MULCH TO BE APPLIED ON ALL EXPOSED SURFACES OF PLANTING AREA. q. NO TURF TO BE INSTALLED A5 PART OF THI5 PROJECT. 10. AT THE TIME OF FINAL INSPECTION, THE CONTRACTOR MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. LANDSCAPE IRRIGATION NOTES IRRITROL ELECTRIC ANTI-51PHON 3/4" VALVE, TYPICAL (TIE INTO HOSE BIBB) IRRITROL RAIN DUAL IRRIGATION TIMER RAINBIRD PRD -015 RYB 1/4" PRESSURE REGULATING FILTER ® DRIP NETAFIM 12 TEGHLINE 1/2" TUBING OA G.P.H. WITH 12" 5PAGIN6 ALL DRIP FITTINGS TO BE NETAFIM (END GAPS, TEES, AND ELBOWS, SLUSH VALVES, COUPLINGS, ADAPTERS, ETC. © PROVIDE 4" DIAMETER PVG SLEEVE UNDERNEATH CONCRETE 5LAB- 01 TO PROVIDE ACOF55 FRO IRRIGATION TUBES AND LOW - VOLTAGE ELECTRIC LINES PROVIDE VALVE BOX AT IRRIGATION VALVES ® ALL PVC PIPES AND FITTINGS TO BE SCHEDULE 40 ALL DRIP TUBING TO BE APPLIED TO PLANT DRIP LINES AND ROOT BALLS OF PLANTS PLANT LIST NAME OBOUGANVILLEA 0 J 2 U U O OGARPENTERIA CALIFORNIA OALYGOYNE HUEGLII OKENNEDIA GOGGINEA OPHORMIUM CAROUSEL Q� ,k No. C 6947 VARIETY LA JOLLK 'BUSH ANEMONE" "WHITE SWAN" Attachment No. PC 5 - Project Plans SIZE QTY. 5 GAL 4 5 GAL 3 5 GAL 2 "CORAL VINE" 1 GAL 8 "NEW ZEALAND FLAX" 1 GAL 4 DYMONDIA MARGARETAE "SILVER GARPET" A ARBUTUS UNEDO "MARINA MULTI" TOTAL LANDSCAPE AREA GROUND COVER 24" BOX 1 L! V1 V1 L / 1 L! V1 N 111 NQS 1 L! V1 N 1/`i' = 1-V N Z = N O 0 J 2 U U O > U C� F- � QM 2 U ZONO _ - U z�� _ Q z O L Q Z o N D RC ��� HARES/T �A FO 02 Q� ,k No. C 6947 ST1FV 5_3� X��F OF CAUF� IAN J.N. HARRI50N, AR6141 T hereby expressly reserves its common law copyright and other propert rights in these plans. These plans are not to be reproduced, copied or changed 1n any form whatsoever, nor are they to be assigned to a third partyy, without the express written permieeion and consent oP IAN IN. HARR150N, ARC HITEOT. z W -i< Q� 1-z Q� z w U Q z w Qo z� Q� w o Q 3 w z )OB # DEAN DRAWN BY pdw PLOT DATE 9/26/201? 0 REVISION BY DATE L 1 P PA2017-167 v It u 95.12' 95.62' S �m Attachment No. PC 5 - Project Plans N M � = N z 7- L) O U M Q v' z = U z U o ON cE z U < ON < zz Q O 5 z 3 z z CDN z — LASED AROy AGF' � N. H ARRiSTFn� O� P� It No. C 6947 S� N F� 1� �rFOF cpo- IAN J.N. HARRIEON, ARGEITECT hereby expressly reserves its ............ ommon law cop right and other property rights in these plans. These pufans are to be in form not reproduced, copied or changed any whatsoever, nor are they to be assigned to a third part'q, without the express written permission and consent oP IAN IN. HARRISON, ARCHITECT. C/ J V ISN ISN 0 ,--i N (w w Qo z� Q� � � V w o I/w w z )OB # DEAN DRAWN BY PCW PLOT DATE 9/27/2017 0 REVISION BY DATE 9reas smnt 00 IUWAM11VA"M r v r i v r 11, ,C' , ,2' I',- A' An 1T nn 1C' n" /2' 1n" A' N' YP IU" Attachment No. PC 5 - Project Plans N Q ~ V = Z r U u � z �< z z° z N Z G ILI*N �NSED ARCy V �N. HAR�ST�C'T O Q� Z * No. C 6947 1� ls�' 5-3Y 9rFCF CA1-\F IAN J.N. HARRII ARCHITECT hereby expressly reserves its common law cogright and other propsrtu rights in these plans. These plans are not to be reproduced, copied or changed any form in whatsoever, nor are they to be assigned to a third party, without the express written permission and consent a IAN J.N. HARRII ARCHITECT. v J V I� O O w W � N O z� V ^y w Icy o I/w I� W z )OB # DEAN DRAWN BY pdw PLOT DATE 9/27/201'7 A REVISION BY DATE areas 1+2 01 I PA2017-167 PIT—M" e u I: RIDGE HT. = 392' 1 1 :Dk� i BUILIDNG:ROFILE J 1 17 BAY ISLAND 1 I RIDGE HT. = 41.83' I 1 1 BUILIDN6 PROFILE Z 16 BAY RAND 1 RIDGE HT. = 41.1' BUILIDNG PROFILE_ J 15 BAY LSI.AND SFFE SECTION V8"— Hr Attachment No. PC 5 - Project Plans LEGEND BN BACK OF WALK TW TOP OF WALL TC TOP OF CURB INV INVERT ELEVATION FL FLOW LINE HP H16H POINT F5 FINISHED SURFACE SCO 55'✓Bt CLEAN OUT NG NATURAL GRADE M WATER METER FG FINISH GRADE GB GRADE BREAK FF FINISH FLOOR ELEV. TG TOP OF GRATE ELEV. (E) D(ISTMG EA E06E OF ALLEY GFF GARAGE FIN15H FLOOR GM 6A5 METER TO TOP OF DRAIN ELEV. PP POKER POLE FH FIRE HYDRANT T5 TOP OF STEP — W — WATER LME N PLANTING AREA — 5 — TB's LME SLOPE TO DRAINS z 2% MIN, TYP W ~v BASIN 4°0 AB5, TDR 35 DRAMLINECATCH ® GREYDOCK>✓FSD-120-K SLOPE 01%MIN. TYP. 0 OR EMAL 5¢ PER PLAN 4°O AB5, 5DR 35 PERFORATED DEAN DRAWN BY MAINLINE, SLOPE 0 1% MM. TYP. O 4-0 AREA DRAIN 0=00 BY` DATE 0 NEW GRADE (0.00) pA5TMG GRADE 02 o 0 ren g U�o� U z o z Ln �- z Q co va O GFNSN HAR hiT ti * No. C 6947 �OF CA,Q IAN J.N. Itti HPRRI60ARCHITECT hereby exprersly reserves common lou coPlright and other propertu rights Ins. plass. Theo pians are not to be reprodduud, copied or cha ed In form whatsoever, nor are they to be msigned"to a thn�d oaf without the express wrdten and permission consent oF" IAN J.N. HARR50N, ARCHRECT. Y� � /moi �Y w N V O z Q 1111110111111111111 W ~v W z 0 z JOB # DEAN DRAWN BY pdw PLOT DATE 2/26/2011 0 REVISION BY` DATE 02 Planning Commission - February 22, 2018 Item No. 4a Additional Materials Received Dean Residence (PA2017-167) From: Campbell. Jim To: Ramirez, Brittanv Cc: Craaer. Chelsea Subject: FW: Neighbor letter for planning meeting Thurs. 2/22/18 for Bay Island new house development. Date: Wednesday, February 21, 2018 1:35:36 PM Attachments: Mary Ann R Len Miller letter to City Plannino reaardina new house development on Bay Island.odf ImaaeOOI.Dna For tomorrow's meeting. JIM CAMPBELL Community Development Department Deputy Community Development Director icamobell ne portbeachca.00v 949-644-3210 From: maryannmiller fmailto:maryannmiller@roadrunner.com] Sent: Wednesday, February 21, 2018 1:32 PM To: Campbell, Jim <JCampbell@newportbeachca.gov> Subject: RE: Neighbor letter for planning meeting Thurs. 2/22/18 for Bay Island new house development. Please use the letter that is attached to this second email as the first email attachment did not display the map inside correctly. Mary Ann & Len Miller From: maryannmiller[mailto:ma[yannmiller(a)roadrunner.com] Sent: Wednesday, February 21, 2018 1:14 PM To: 'jcampbell@newportbeachca.gov' Subject: Neighbor letter for planning meeting Thurs. 2/22/18 for Bay Island new house development. To: James Campbell Please see attached our letter to be submitted to the planning board. Will you let us know directly if you are not the right avenue by which to get this letter to the planning meeting Thurs. 2/22/18 @ 6:00pm? Sincerely, Mary Ann & Len miller, 949-422-0079, 040-322-0074 1r Planning Commission City Planing Meeting regarding new housing develer6'i cin cc February 22, 2018 YlatsriaH Received We are Len and Mary Ann Miller, good neighbor octegenarians who have lived for the last 40 years in our home at 501 W. Edgewater adjacent to the Bay Island Bridge [SEE YELLOW BOX IN MAPS]. Bay Island is a private island containing 26 beautiful homes, and the home across the street from ours is owned by them also. Unfortunately, they have chosen to have no vehicle access to the island. As a result they always have all their trucks, work, and debris in front of our house as if it were their private work area and dump site. We continuosly greivously suffer from their noise pollution, particulate pollution, and illegal parking blockage. (It happens so often that the day the Google satellite went by it caught these photos of a truck and industrial chipper and a pile of Bay Island tree cuttings waiting to be chipped [SEE RED ARROW].) Bay Island has their own parking structure with underground parking a short distance down the street [SEE RED BOX IN MAPS]. We are simply and justly asking in advance that ALL THE WORK for the new home be done elsewhere and NOT in front of our house. We need something to show the police so they will ticket and impound any violators. In the past the NBPD have told us the trucks are "working men" and done nothing. Sincerely, Len & Mary Ann Miller, 949-422-0079, 949-322-0074 Here below is the same message in more detail as written from our attorney: Dear Homeowner, City and General Contractor: I am respectfully requesting the following considerations in regard to the proposed tear -down and new home construction on Bay Island which is directly adjacent to my bay front home. Your cooperation on these matters is appreciated to ensure the safety and beauty of our area: 1. The public area in front of my home will not be used to operate any machinery (chippers, saws, planers, etc.) 2. No building materials will be stored, even for the day, in the public area in front of my home. These should be transported to the building site and maintained there. 3. No trash bin will be maintained in the public area in front of my property even for the day. This should be maintained on the building site and cleared from there as needed. 4. Workers and crew members should not linger or eat lunch on or around my property. 5. Workers should maintain the public areas in a clean and workmanship manner. No nails or other debris. Workers should clean up after they eat lunch/coffee. 6. All legal requirements including parking laws, noise regulations, littering laws, etc. need be strictly adhered to. Your cooperation and kind neighboring is sincerely appreciated. Planning Commission - February 22, 2018 Item No. 4b Additional Materials Received Dean Residence (PA2017-167) From: Jim Mosher 7o: Planning Commissioners Subject: Comments on PC agenda Item 4 (2/22/2018) Date: Wednesday, February 21, 2018 8:53:36 PM Attachments: 20183an22 PC AuendaItem4 Comments InMosher odf Please find attached some written comments on Item 4 on the February 22 Planning Commission agenda. Unless Use Permit No. 3618 has some relation to the LCP I was unable to discern from the staff report, I am unable to follow staffs conclusion that this proposal conforms to the clear development standards for RM uses listed in the LCP. Yours sincerely, Jim Mosher Planning Commission - February 22, 2018 Item No. 4b Additional Materials Received Dean Residence (PA2017-167) February 22, 2018, Planning Commission Item 4 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher ( iimmosher(o),vahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 4. DEAN RESIDENCE (PA2017-167) 1. Given this item is noticed as an application for a Coastal Development Permit, it seems odd the summary illustration and table on handwritten page 3 of the staff reports shows the properties land use designations in the General Plan and Zoning Code but does not indicate what they are in the Coastal Land Use Plan and Local Coastal Program Implementation Plan (the latter two being the primary documents relevant for consideration of a CDP). 2. Regarding the proposed Resolution of Approval (Attachment No. PC 1): a. The coastal land use designations appear to be correctly listed in Section 1.5: Coastal Land Use Plan category: Multiple -Unit Residential —10.0 —19.9 DU/AC ("RM -C"); Coastal Zoning District: Multi -Unit Residential ("RM"). b. Section 3.A.4 states a number of facts which it asserts support a finding that the proposed CDP "Conforms to all applicable sections of the certified Local Coastal Program." However, the standards cited appear to be taken from Use Permit No. 3618, and I am unable to find anything in the staff report or resolution indicating when or how UP 3618 became the standard for approval of CDP's. I was under the impression the sole standard for approval of CDP's was Title 21 (the LCP-IP). Based on that: i. The proposed 4' side setbacks exceed the 3' required by Title 21 in the RM Coastal Zoning District as stated in TABLE 21.18-4, and the 15' rear setback exceeds the 10' required, but the 12' setback in the front is considerably short of the 20' required by the IP. ii. From the dimensions on handwritten pages 45 and 46, the dimensions of the lot are roughly 95.37' deep by 33.88' wide. Removing the IP -required setbacks that leaves a buildable area of roughly 1,823 sf. Using the prescribed ratio of 1.75, the maximum allowed floor area is 3,189 sf. The proposed floor area of 4,377 sf does not appear to comply with that. iii. The ridge height of 33' with a sloping roof does conform to the Title 21 standard for RM construction. iv. I am unable to find anything in Title 21 that confirms Fact 3.A.4.d's assertion that there is no onsite parking requirement for RM housing, or that offsite arrangements can be used to satisfy the requirement for any kind of residential use (see Chapter 21.40). c. It is not entirely clear to me what Fact 3.A.5 is trying to demonstrate. If current tides reach 7.62' and they are expected to rise 1.25', then it would appear to me they are expected to overtop the existing 8.66' seawall. Planning Commission - February 22, 2018 Item No. 4b Additional Materials Received Dea February 22, 2018, PC agenda Item 4 comments - Jim Mosher Page ��Vdence (PA2017-167) d. Fact 3.A.6 assures me "A condition of approval is included that requires drought - tolerant, and prohibits invasive, species." I am unable to find any such condition of approval. e. Fact 3.A.9 assures me "The property is not located near designated public viewpoints or coastal view roads." That may be true, but I have trouble accepting that is sufficient to support the conclusion that it "will not impact public coastal views." As cited in Fact 3.13.3 "The closest public viewpoint is located at Peninsula Park, approximately 3,000 feet southwest of the property." That this is the closest designated public viewpoint is confirmed by Mao 4-3.3 of the CLUP (although arguable the Balboa Pier might be marginally closer). But by that standard, between the American Legion and the West Jetty, there are no public views of Newport Harbor from the Peninsula — which is either a sad fact, or an absurd result. f. Fact 3.B.1 refers to "the proposed increases in floor area, height and bulk." Before reaching conclusions about impacts and compatibility, it would seem helpful to indicate how large the increase is. How does the size of the proposed home compare to what is being replaced? g. Fact 3.C.3 asserts that "The majority of existing residences on Bay Island are similar in height to the proposed dwelling." It would seem helpful to state what that range of heights is. h. Section 4.3 contains two typos: "This Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is fine d filed with the Gemmanit�r Development D"Gt F City Clerk in accordance with the provisions of Title 21 Local Coastal Implementation plan of the NEMC." 3. Although the proposed Resolution of Approval cites a number of things that might support a finding of conformity, it does not appear to explore any that might not. I am particularly puzzled by the porch and balcony structure shown on handwritten pages 55 and 56 of the staff report, which appears to encroach into almost the full depth of the rear setback. I am unable to find the provision in Section 21.30.110 that allows this. 4. Especially given the correspondence from Mary Ann & Len Miller, it is not obvious adequate consideration has been given to the impact the construction work and traffic will have on coastal access, and the need for mitigation, particularly if construction takes place during the summer months. If the CDP were to be approved, I would think some sort of construction management plan might be needed. 5. Finding 3.1 in the proposed Resolution of Denial (Attachment No. PC 1, handwritten page 26) incorrectly states that "the Development does not comply with height requirements." 33' does conform with the height limit for sloped roofs in an RM Coastal Zoning District, which this seems to be. However, the proposed development does not comply with the LCP's standards for front setback, maximum floor area and probably parking and rear setback encroachments.