Loading...
HomeMy WebLinkAbout05_Hagan Residence Coastal Development Permit_PA2017-202(i3c'CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT March 15, 2018 e,/ Agenda Item No. 5 SUBJECT: Hagan Residence (PA2017-202) • Coastal Development Permit No. CD2017-087 SITE LOCATION: 1703 Ocean Boulevard APPLICANT: Reusser Bergstrom Associates OWNER: Jim and Annie Hagan PLANNER: David S. Lee, Planning Technician 949-644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • Coastal Land Use Category: Single -Unit Residential Detached — (10.0 - 19.9 DU/AC) (RSD -C) • Coastal Zoning District: Single -Unit Residential (R-1) • General Plan Land Use Category: Single -Unit Residential Detached (RS -D) • Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 3,957 -square -foot single-family residence with an attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-087 (Attachment No. ZA 1). 1 Hagan Residence Zoning Administrator, March 15, 2018 Page 2 Land Use and Development Standards • The property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category and Zoning Code. These designations provide for single -unit residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission. Additionally, a waiver for de minimis development cannot be issued because the site is within the appeal area. • The property is developed with an existing single-family residence on a lot designated for residential development. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. • The proposed single-family residence and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88) minimum finished floor elevation, and off-street parking as illustrated in Table 1 below: • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Tmplt: 01/17/17 2 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 10'-0" 10'-0" Sides T-0" T-0" Rear 0' 0' Allowable Floor Area 4,280 sq. ft. 3,957 sq. ft. Allowable 3rd Floor Area 321 sq. ft. 266 sq. ft. Open Space 321 sq. ft. 354 sq. ft. Parkin 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Tmplt: 01/17/17 2 Hagan Residence Zoning Administrator, March 15, 2018 Page 3 • The development is set back approximately 452 feet from the mean high water line. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located on the Balboa Peninsula between the nearest public road and the sea. 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. In this case, the project replaces an existing single- family residence located on an inland lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. Vertical access to the beach front is available immediately adjacent to the site on I Street where there is a public beach with access to the water. • The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing single-family home with a new single-family home that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. The project is designed to be consistent with applicable setbacks and will have the effect of framing and accenting the existing public coastal view corridor as viewed through the street end. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. Tmp1[: 01/17/17 3 Hagan Residence Zoning Administrator, March 15, 2018 Page 4 PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: David S. Lee, lanning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIC 01/17217 .C� Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-087 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE WITH ATTACHED GARAGE LOCATED AT 1703 OCEAN BOULEVARD (PA2017-202) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Reusser Bergstrom Associates, with respect to property located at 1703 Ocean Boulevard, and legally described as Lot 31 of Block C, requesting approval of a coastal development permit. 2. The applicant proposes the demolition of an existing single-family residence and the construction of a new 3,957 -square -foot single-family residence with an attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Single -Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single -Unit Residential Detached (RS- D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential — (10.0 -19.9 DU/AC) (RSD -C) and the Coastal Zoning District is Single -Unit Residential (R-1). 5. A public hearing was held on March 15, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single family residence located in the R-1 Coastal Zoning District. N Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 6 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 4,280 square feet and the proposed floor area is 3,957 square feet. b. The proposed development complies with the required setbacks, which are 10 feet along the property line abutting Ocean Boulevard and 3 feet along each side property line. There is no required setback abutting the alley. c. The highest guardrail/parapet is 24 feet from established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. The proposed development provides a two -car garage, meeting the minimum parking requirement for a single-family residence. e. The proposed development exceeds the minimum 9.0 (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development is set back approximately 452 feet from the mean high water line. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post - construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation 01-03-17 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 6 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located on the Balboa Peninsula between the nearest public road and the sea. 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. In this case, the project replaces an existing single-family residence located on an inland lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. Vertical access to the beach front is available immediately adjacent to the site on I Street where there is a public beach with access to the water. 2. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing single-family home with a new single-family home that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. The project is designed to be consistent with applicable setbacks and will have the effect of framing and accenting the existing public coastal view corridor as viewed through the street end. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-087, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local 01-03-17 g Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 6 Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF MARCH, 2018. Patrick J. Alford, Zoning Administrator 01-03-17 9 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-087 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 10. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 01-03-17 2� Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 6 11. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 12. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 13. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Hagan Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-087 (PA2017-202). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 01-03-17 11 Attachment No. ZA 2 Vicinity Map 12 4� Hagan Residence Zoning Administrator, March 15, 2018 Page 7 VICINITY MAP ,5g8 .., e.'�L --Mf R / f Coastal Development No. CD2017-087 PA2017-202 1703 Ocean Boulevard to TmpIC 01/12/17 2� Attachment No. ZA 3 Project Plans 14 i ON I I_ General Requirements General Requirements (Cont.) Building Code Requirements Project Data Sheet Index 1. All construction shall comply with the applicable requirements set 26. Contractor shall be responsible for any other temporary facilities, such 1. The construction shall not restrict an unobstructed access to any Address: 1703 OCEAN BLVD., NEWPORT BEACH, CA 92661 forth in the current NEWPORT BEACH RESIDENTIAL CONSTRUCTION as first aid facilities and telephone, as necessary. water or power distribution facilities (Power Poles, pull -boxes, Lot: 31 Block: C Tract: 518 A-0.0 GENERAL NOTES MINIMUM REQUIREMENTS (Sheet A-0.1) and CAL GREEN RESIDENTIAL transformers, vaults, pumps, valves, meters, appurtenances, etc.) or MINIMUM REQUIREMENTS (Sheet A-0.2) 27. Smoking, open fires, and food will not be permitted within the confines or footprint of any of the structure during any of to the location of the hook-up. The construction shall not be within ten feet lines -whether not the lines located City of: NEWPORT BEACH County' ORANGE A-0.1 NPB RESIDENTIAL MINIMUM REQMT S. part phase of any power or are on Zone: R-1 Construction Type: V -B 2. Attached Specifications shall be considered part of Contract construction. the property. Failure to comply may cause construction delays, and/or Documents. additional expenses Lot Type: CORNER Fire District: - A-0.2 CAL GREEN RESID. MIN. REQMTIS. 28. Smoking and open fires shall not be permitted on the project 3. Each trade will be held accountable and responsible for knowledge of premises. 2. An approved Seismic Gas Shut-off Valve will be installed on the fuel Map Book: - Map Sheet: - A-0.3 CONSTRUCTION NOTES the CONTRACT DOCUMENTS, Drawings, General Notes and 29. Kee all areas free from accumulation of waste materials, rubbish or P gas line on the downstream side of the utility meter and be rigidly to the the building the Lot Area: 3,080 SF. Specifications contained therein. An revisions to completed p y p construction due to non-compliance with said documents shall be the construction debris. Interior of project shall be maintained in a connected exterior of or structure containing fuel gas piping. (Per Ordinance 170, 158) (Separate plumbing permit is Lot Size: 44.1 X 70.0 10 A-0.4 .�, T-r4L_Gi ILATI.ONS �v responsibility of the contractor, at his expense. P Y P broom -swept condition. Site shall be fully cleaned of debris at the end of each week. required). Assessors Parcel No.: 048-212--01 �- �'- CA -0.5 FOOTPRINT EXIST. SURVEY OVERLAY 4. The contractor and/or each subcontractor shall inspect the premises prior to the start of bidding, and is to be familiar with any possible 30. If no physical on-site office structure/shed is maintained, contractor "office 3. Plumbing fixtures are required to be connected to a sanitary sewer or to an approved sewage disposal system (R306.3). Existing Lot Coverage: .47 (1442.3 SF.) ^.�_. ✓�� ��! ✓�s..�s, T,�`, ,�. A F00 Ae;EACALCULA field conditions which may arise. Such conditions should be reflected shall maintain within the site an location" where drawings can be laid documentation, V Prop sed Lot Coverage: .62 (1908.5 SF.) -U.6 SQ. I 1 IONS in the final bid. out, and additional records and samples stored, in an organized manner, and are accessible to those needing 4. Kitchen sinks, lavatories, bathtubs, showers, bidets, laundry tubs, and washing machine outlets, shall be provided with hot and cold water ✓o Buildable Area 2140.3 sF. &OPEN SPACE CALCULATIONS 5. All conditions noted as existing are based on the best information such. Such location shall be protected from damage by the elements and connected to an approved supply. (R306.4) 470.0 SF. available at the time of the drawings. Contractor shall verify all and construction work. Site office shall be made accessible to Client Landscape Area A-0.7 DOOR SCHEDULE conditions prior to starting. Should conditions arise which are and Designer at all times; if office location is locked, provide keys to 5, Bathtub and shower floors, walls above bathtubs with a shower -head, differentfrom those indicated or shown on the drawings, the Designer shall be notified immediately and if so required, additional drawings such. and shower compartments shall be finished with a nonabsorbent surface. Such wall surfaces shall extend to a height of not less than roposed Floor Area Ratio: - A-0.8 WINDOW SCHEDULE based on new and more accurate information shall be prepared. 31. Homeowner shall be responsible for arranging and providing temporary 6 -feet above the floor. (R307.2) First Floor 1,908.5 SF. 6. These documents indicate the general scope of the project in terms of water and power service. Contractor shall be responsible for providing the necessary provisions, accessories and modifications for such, 6. Provide ultra-low flush water closets for all new construction. Existing Second Floor: 1,782.8 SF. design concept, the dimensions and major elements. As scope throughout the duration of the project. shower heads and toilets must be adapted for low water consumption. Third Floor: 266.0 SF. A- 1.0 SITE PLAN & NOTES documents, the drawings do not necessarily indicate or describe all work required for full performance and completion of the project. On the basis of the general scope described, any work or materials not 32. Contractor shall maintain throughout construction a record set, and project file, of construction documents, shop drawings, field issued required and is subject to licensed 7, Sewer back water valve may e re b Total Floor Area: 3,957.3 SF. A-2.0 FIRST FLOOR PLAN directly noted in the Contract Documents, but necessary for the drawings, warranties, manuals, shipping orders, and any other plumbing contractor's verification. proper execution and completion of the intent thereof are implied and pertinent documentation related to the project. Such materials shall 8. Water heater must be strapped to wall: one in the upper portion of Number of Stories: 3 A-2.1 SECOND FLOOR PLAN are provided for as if specifically described. be kept in an organized manner, and submitted to to the owner, prior to release of final payment. the tank, and one in the lower portion of the tank. The lower point „ Overall Max Building Height: 29'-0" ABV. AVG. GRADE � 9 9 7. If field conditions necessitate any change in the intent of the shall be a minimum of 4" above controls. (pc 508.2) A-2,2 THIRD FLOOR PLAN construction documents and any work/design intent set forth therein, the contractor shall notify the Designer immediately prior to 9. Automatic garage door openers if provided, shall be listed in Occupancy Group: SFD. A-2.3 ROOF PLAN proceeding with work. Contractor is not to proceed with work until all accordance with UL 325. (R309.4) Project Description: such discrepancies have been resolved. 10. Every space intended for human occupancy shall be provided with , NEW 3 -STORY SINGLE FAMILY RESIDENCEWITH ATTACHED 2 CAR A-3.0 SECTIONS 8. All trades shall furnish all, Labor, equipment, materials and perform all work necessary, indicated, reasonbl Inferred or required b an code Y Y' q Y Y natural light by means of exterior glazed opening with an area of not less than 8% of the floor area, in accordance with Section R303.1, or GARAGE; CONSISTING OF, 3 BEDROOMS, 4-1/2 BATHROOMS, CABANA ROOM, AND ELEVATOR. EXTERIOR FINISHES TO CONSIST OF SMOOTH PLASTER AND HARDI SIDING WALL CLADDING. ROOFING TO CONSIST OF A-3.1 SECTIONS Fire & Llfe Safety Requl Requirements i with jurisdiction, to complete their scope of the work for a complete shall be provided with artificial light that is adequate to provide an - CLASSA STANDING SEAM ZINC ROOFINGWINDOWS TO BE STEEL and proper finished project. average illumination 6 foot-candles over the area of the room at , . A-4,0 EXTERIOR ELEVATIONS height of 30"above the e floor level. (R303.1) 9. Where applicable, all new work must blend an align with existing condtions. 1. Fire resistive assemblies for protection of openings to comply with Title -24, 713. 11. Provide natural ventilation in habitable rooms & bathrooms by means BUILDING SHALLBE FULL SPRINKLED W/ NFPA 13D A-4.1 EXTERIOR ELEVATIONS of operable exterior wall openings with an area less than 4% of floor 10. Substitutions of specified and/or name brand projects will not be 2. Doors between garage and the dwelling unit shall be self-closing and area. mechanical ventilating systems may be permitted. (R303.1) permitted without prior written approval by Designer. 11. Contractor to Designer, for fabrication self -latching, solid wood or solid or honeycomb core steel not less than 1-3/4 inches thick, or have a minimum fire protection rating of 12. Bathrooms, water closet compartments. and other similar rooms shall be provided natural ventilation or with mechanical ventilation capable I VICCnt Ma y p shall submit approval, shop and 20 minutes. (R302.5.1) drawings, of all cabinetry and specialized construction deemed by of 50 CFM exhausted directly to the outside. (R303.3) HARBOR Designer to require such, prior to the start of construction and/or fabrication of said item. Any materials purchased or work performed 3. Exit Doors shall be openable from the inside without the use of a key or any special knowledge or effort. Title -24, 1004.3 13. Clothes dryer moisture exhaust duct must be 4" in diameter and prior to the approval of the shop drawings is the sole risk of the length is limited to 14' with 2 elbows. The duct length shall be reduced C-1 GRADING GENERAL NOTES Contractor, or respective Subcontractor. All shop drawings will be 4. Width and height of exit door to comply with California Residential by 2' for every elbow in excess of two. (MC 504.3.2) drawn to scale, completely dimensioned, and contain all call -outs and Code. C-2 PRECISE GRADING PLAN specifications, or specific products and fabrication methods used. 5. Walls and soffits of enclosed useable space under interior stairways Heater shall be capable of maintaining a minimum room temperature of 68' fat a 3 feet above the floor and 2 feet from exterior walls BALBOA8 0 e " 12. The Drawings and Specifications are intended to cover the scope of to the in -like that are not required to be enclosed by Building Code 1006.12, shall be point in all habitable rooms at the design temperature. (R303.8) N v OO C-3 GRADING SECTION & DETAILS work required complete project a proper and workman manner. If the Contractor finds discrepancies and omissions, or is protected on the enclosed side as required for 1 -hour fire resistive construction. Title -24, 1006.12. 14. All handrails to be 34" above stair nosing. a �, as 4 1k = OO O C-4 EROSION CONTROL PLAN uncertain about the exact meaning of Drawings and Specifications, he shall immediatly notify the Designer, and obtain clarification prior to 6. Comply with Title 24, 310.9.1 regarding fire warning systems. Smoke 15. All guardrails to be 42" above finish floor. , a C-5 GEOTECHNICAL RECOMMENDATION proceeding. detectors to be hard wired with a battery back-up. 13. Contractor shall be responsible for the coordination and scheduling of all work and trades, whether his own or those of any seperate 7. Building shall have approved address numbers, building numbers, approved building identification, and shall be placed in a position that Openings between railings® stair landing, stairs, and deck guardrails 16. are such that a 4" diameter sphere here cannot pass through any opening. ""°' L ,� �.-� WQ-1 WQMP EXHIBIT contracts let by owner. Subcontractors shall consult the respective agencies of gas, light, power, T.V., alarm services, sewer, etc., for is plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Fire 17. All stairways shall have an illumination level on tread runs of not less -- their respective trades; and shall confirm and coordinate their availability prior to comencing work or connecting facilities, so as to Code 901.4.4. than 1 foot-candle (11 lux)._ - - _ GN STRUCTURAL GENERAL NOTES ensure an orderly, efficient, and proper execution of work. 8. An approved smoke alarm shall be installed in each sleeping room & 18. Entry& exit doors must open over the landing not more than 1.5" hallway or area giving access to a sleeping room, and on each story below the threshold. exception: providing the door does not swing over GNB STRUCTURAL SPECIAL INSPECTIONS 14. General Contractor and all Sub -Contractors are responsible for proper and basement for dwellings with more than one story. Smoke alarms the landing. Landing shall be not more than 7.75" below the threshold. and adequate protection of all work preformed. General Contractor is shall be interconnected so that the actuation of one alarm will Storm and screen doors are permitted to swing over all exterior GD STRUCTURAL GENERAL DETAILS responsible for any patching or repairs reqired, due to damages by activate all the alarms within the individual dwelling unit. In new stairs and landings. (R311.3.1) Sub -Contractors or others under his direction. construction, smoke alarms shall receive their primary power source from the building wiring and shall be equipped with battery back-up 19. Glazing in the following areas shall be safety glazing conforming to the PROJECT SITE PACIFIC OCEAN S-1 FOUNDATION PLAN 15. Reusser Bergstrom Associates makes no guarantees for products and low battery signal. (R314) human impact loads of section r308.3) (see exceptions) (r308.4 ): identified by trade name or manufacturer. S-2 SECOND FLOOR FRAMING 9. An approved Carbon Monoxide alarm shall be installed in dwelling units and in sleeping units within which fuel burning appliances are installed, a.) Fixed and operable panels of swinging, sliding and bi-fold door Consultant Index 16. Contractor and/or Sub -Contractor shall indemnify and hold harmless assemblies. ' THIRD FLOOR FRAMING PLAN Owner and or/Designer and their agents, and employees from and and in dwelling units that have attached garages . Carbon monoxide b. Glazing In an individual fixed or operable panel adjacent to a door ) 9 P P 1 Owner: ANNIE & JIM HAGAN against all claims, damages, losses and expenses, including attorney's fees arising out of or resulting from performance of work, provided alarm shall be unit sleeping separate dwelling provided outside of each se ppg pg area, in the immediate vicinity of the bedroom(s), and on every level where the nearest vertical ed 9 a is within a 24 inch arc of the door in a closed position and whose bottom edge is less than 60 SD -1 FOUNDATION DETAILS that any such claim, damage, loss or expense is attributed to bodily of a dwelling unit, including basements. Carbon monoxide alarm shall inches above the floor or walking surface. 1703 OCEAN BLVD. injury, sickness, disease or death; or to injury to, or destruction of be interconnected hard -wired, with battery backup. (R315) c.) Glazing in an individual fixed or operable panel that meets all of NEWPORT BEACH, CA 92661 SD -1 A FOUNDATION DETAILS tangible property (other than the work itself) including loss of use the following conditions: T: resulting therefrom, or is caused in whole or in part by any negligent 10. Smoke detectors shall be provided for all dwelling units intended for ' Exposed area of an individual pane greater than 9 square feet. E: $D-2 STRUCTURAL DETAILS act or omission of the contractor, any sub -contractor or anyone human occupancy, upon the owners application for a permit for Bottom edge less than 18" above the floor. 9 directly or indiectly employed by any of them or anyone for whose acts alterations, repairs, or additions, exceeding one -thousand dollars ($1,000). (R314.6.2) Top edge greater than 36" above the floor. Designer/Agent: REUSSER BERGSTROM ASSOCIATES SD -3 STRUCTURAL DETAILS any of them may be liable, regardless of whether or not it is caused One or more walking surfaces within 36 inches horizontally of the MARC REUSSER in part by a party indemnified hereunder. 11. Where a permit is required for alterations, repairs, or additions,d.) glazing. Glazing in rails. 1428 N. HOLLISTON AVE. $D-4 STRUCTURAL DETAILS 17, Contractor and Subcontractors shall purchase and maintain, at all exceeding one -thousand dollars ($1,000), existing dwellings or fuel e.) Glazing in enclosures for or walls facing hot tubs, whirlpools, PASADENA, CA 91104 M: (626) 484-0442 times during execution of project, Comprehensive General Liability and Comprehensive Vehicle Liability Insurance for an amount acceptable to sleeping units that have attached garages or burning appliances, shall be provided with a carbon monoxide alarm in accordance with saunas, steam rooms, bathtubs and showers where the bottom edge of the glazing is less than 60" measured vertically above E: marc@rbadesign.net HFX 1 HARDY FRAME ANCHORAGE DETAILS Owner, and any governing state or local agencies. If requested certificates of insurance shall be submitted to Owner prior to signing Section R315.2. Carbon monoxide alarms shall only be required in the specific dwelling or sleeping unit for which the permit was obtained. any standing or walking surface. g,) Glazing where the bottom exposed edge of the glazing is less Structural & Civil CORE STRUCTURE INC. HFX2 HARDY FRAME FRAMING DETAILS of Agreements. (R315.2.2) than 36" above the plane of the adjacent walking surface of Engineer 23172 PLAZA POINT DR. #145 LAGUNA HILLS, CA 92653 18. Contractor and/or Subcontractors shall have and maintain valid 12. Membrane penetrations shall comply with section R302.4.1. stairways, landings between flights of stairs and ramps. h.) Glazing adjacent to the landing at the bottom of a stairway T. (949) 954-7244 licenses appropriate for the work performed under Agreements. Where walls are required to have a fire -resistance rating, recessed where the glazing is less than 36 above the landing and within M: - E: - L-1 HARDSCAPE PLAN 19. Contractor and/or Subcontractors shall guarantee all work for a fixtures shall be installed so that the required fire -resistance rating 60" horizontally of the bottom tread. 1 minimum period of 1 year (365 days), from the date of completion of will not be reduced. ( R302.4.2) 20. Recycle and/or salvage for re -use, a minimum of 65% of the Soils Engineer COAST GEOTECHNICAL L-1.1 LANDSCAPE CALCULATIONS construction. 13. In combustible construction, fire blocking shall be provided to cut off non -hazardous construction and demolition waste, in accordance with 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 20. All work shall conform to all requirements of State of California all concealed draft openings (both vertical and horizontal) and to form Section 4.408.1 Cal -Green Code. T- (714) 870-1211 Title -24 regardless of the information indicated on these plans. an effective fire barrier between stories,and between a top story and the (R302.11) M: TS -1 EXISTING TOPOGRAPHIC SURVEY roof space. - 21. At time of issuance of permit, contractor shall show their valid workers compensation insurance certificate. 14. In combustible construction where there is usable space both above and below the concealed space does not exceed 1,000 sq.ft. Landscape Designer: EXTERIORS INC. 22. The project site shall be kept continuously fenced until the project is draft -stopping shall divide the concealed space into approximately ISSUANCE OF A BUILDING PERMIT BY THE CITY OF RICHARD KING finaled or approval to remove the fence has been obtained from the equal areas. (R302.12) 333 SHIPYARD WAY, STE. A City Building Division. NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF NEWPORT BEACH, CA 92663 15. Sprinkler drawings and hydraulic calculations to be submitted to plan THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS M:(949)285-9692 23. Contractor shall be responsible for removal from site, all debris check and approved prior to issuing a building permit, or provide a r E: rick@exteriorsinc.net associated within the scope of this project. note on the drawing stating: "Obtain fire sprinkler permit prior to CONDITIONS AND RESTRICTIONS WHICH MAY BE 24. Unless approved and agreed upon, contractor, and trades, shall not calling for roof sheathing inspection." RECORDED AGAINST THE PROPERTY OR TO OBTAIN General Contractor: SAILHOUSE use homeowner's waste containers for any waste/debris. 16. The inspection, hydrostatic test and flushing of the hydrant and/or PLANS. YOU SHOULD CONTACT YOUR COMMUNITY PAT PATTERSON 170 NEWPORT CENTER DR., Suite 260 sprinkler system shall be witnessed by the proper Fire Department ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY NEWPORT BEACH, CA 92660 25. Contractor shall provide the necessary on-site temporary restroom facilities for the duration of the entire project, . Such facilities shall be representative, and no underground piping shall be covered with earth or hidden from view until the Fire Department representative has been CONSTRUCTION AUTHORIZED BY THIS PERMIT. T. (949) 939-1909 M: - maintained in an orderly condition, and maintained/cleaned on a notified and given no less than 48 hours in which to inspect such E: pat0sailhouse.com regular schedule. Use of existing or new toilets and sinks within the installations. building by contractor, his personnel and trades, is not permitted. Title -24 MONTEREY ENERGY GROUP PRIOR TO PERFORMING ANY WORK IN THE CITY Mechanical Engineering DAVID KNIGHT g g RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE 26465 CARMEL RANCHO BLVD. #8 Plumbing Engineering CARMEL, CA 93923 OBTAINED FROM THE PUBLIC WORKS DEPARTMENT T: (831) 250-0314 E: dave@meg4.com 1 I W Am Zs V LU i NO Q LU j�e Z r 1 X Descriptio, GENERAL NOTES Rsvisicm0,,sues OCity Pre -Planning Review Issue 03.01.2017 OPermit 5ubmittal Issue 09.23.2017 CDP#1 Corrections 10. 11.2017 OCDP Correction #1 Resubmittal Issue 10.12.2017 ® CDP Revised Design Resubmittal Issue 01 .30.2018 Date: 05101117 Derivn: M. REUSSER Scale: N/A Shcct Naobcr 1 o - A-0 25 E PROPERTY LINE Mee me' 1 1 1 1 1 1 1 1 I 1 1 I � I 1 1 I 1 1 FOOTPRINT COMPARISON EXISTING PROPOSED NORTH (OCEAN BLVD.) ELEV. ENVELOPE COMPARISON PROPERTY LINE 1 1 1 1 1 1 I 1 1 1 1 L AVERAGE GRADE CALCULATION EXISTING PROPOSED AVERAGE GRADE CALCULATION 11.20 11.12 11.32 11.32 44.96/4 = 1 1.241 L= 28.68' D=0"1 1'43" R=8420.00' L= 23.46' \/ y\ D=89°36'56"I ' R=15.00' O• IO N N 1 1 w 10 M M w z ZL 1. 1 FIRST FLOOR OPEN SPACE 99.7 SF. 1 1 SECONDFLOOR OPEN SPACE 254.3 SF. 1 1 1 1 L LOT AREA: 3021.4 SF BUILDABLE AREA: 2140.3 SF 1 FLOOR AREA LIMIT: 4280.6 SF REQUIRED 15% OPEN SPACE AREA: 321 SF ALLOWABLE / FLOOR AREA: 3959.6 SF PROPOSED OPEN SPACE: �99.7 + 254.3 = 354 SF O 1 n 1 w /lOpen Volume Notes / 1. OPEN VOLUME MUST BE LOCATED WITHIN THE z ' BUILDABLE ENVELOPE (WITHIN THE SETBACK; UNDER 24 FEET) �\ 2. OPEN VOLUME MUST HAVE A MINIMUM DIMENSION 1 1 1 1 1 1 L= 44.22' D=001 7-54" R=8490.00' SET -BACKS & BUILDABLE AREA OF 5 FEET IN DEPTH FROM THE SETBACK LINE ON WHICH IT IS LOCATED. 3. OPEN VOLUME MUST BE OPEN A MINIMUM OF OF ONE SIDE, AND HAVE A MINIMUM VERTICAL DIMENSION OF 7.5 FEET WEST (I STREET) ELEV. ENVELOPE COMPARISON Al Am Z_r_ V LU N Q m N 0— LU LU Z co r SITE COMPARISONS & CALCULATIONS Revisions/Issues OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10.12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 Dal, 02/27/2017 D ..... .. M. REUSSER semi: 1/8" = 1' 0" Sheet Number A-0.4 J i CENTER LINE PROPOSED FOOTPRINT OVERLAY ONTO EXISTING SITE SURVEY (SEE SHEET TS -1 FOR STAMPED SURVEY) L_ Am Zs v W Q m N W Z a U ' Q 0 LU CO a O M O Dcscripli.., FOOTPRINT EXIST. SITE OVERLAY RevisionsAssues: QCDP #1 Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10.12.2017 OCDP Revised Design Resubmittal Issue 01.30.2018 Dat,: 10/11/2017 Drtnvn: M. REUSSER Scale: 1 /8" = 1' 0" Shecl Number Iof - A-0.5 27 J i N N 00 N N r—I THIRD FLOOR SQUARE FOOTAGE THIRD FLOOR: 266.0 266.0 TERRACE: REQ'D. OPEN SPACE 254.3 SF. SECOND FLOOR SQUARE FOOTAGE SECOND FLOOR: 1818.2 -64.6 -31.7 1782.8 PATIO: REQ'D. OPEN SPACE 99.7 SF. FIRST FLOOR SQUARE FOOTAGE FIRST FLOOR: 1192 716.5 1908.5 Am 13e Z a V ' Q 0 LU CO a O M O DescvipGa, SQUARE FOOTAGE CALCULATIONS Revisions/lssues: OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10.12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 Date: 02/27/2017 Drain M. REUSSER Scale: 1 /8" = 1' 0" Shecl Number Iof - A-0.6 12 Newport Specific Landscaping Notes: SEE LANDSCAPE ARCHITECTS DRAWINGS FOR ALL SITE WORK AND PLANTING. GENERAL LANDSCAPE STANDARDS: 1. IMPERVIOUS SURFACES IN R-1 AND R-2 ZONING DISTRICTS: A). IMPERVIOUS SURFACE AREAS, EXCLUDING DRIVEWAYS, SHALL NOT EXCEED FIFTY (50) PERCENT OF THE FRONT YARD AREA WITH THE REMAINING AREA LANDSCAPED WITH PLANT MATERIAL. THE USE OF PERVIOUS MATERIALS FOR WALKWAYS, PORCHES, AND OUTDOOR LIVING AREAS IS ALLOWED. B). WHERE THE TYPICAL NEIGHBORHOOD PATTERN OF FRONT YARDS HAS BEEN DEVELOPED WITH HARDSCAPED OUTDOOR LIVING AREAS THAT EXCEED FIFTY (50) PERCENT MAXIMUM FOR IMPERVIOUS SURFACES, THE DIRECTOR MAY WAIVE THE REQUIREMENT. 2. SAFETY REQUIREMENTS. LANDSCAPE MATERIALS SHALL BE LOCATED SO THAT AT MATURITY THEY DO NOT: A). INTERFERE WITH SAFE SIGHT DISTANCE FOR VEHICULAR, BICYCLE, OR PEDESTRIAN TRAFFIC, IN COMPLIANCE WITH SECTION21.30.130 (TRAFFIC SAFETY VISIBILITY AREA) B). CONFLICT WITH OVERHEAD UTILITY LINES, OVERHEAD LIGHTS, OR WALKWAY LIGHTS; OR C). BLOCK ROADWAYS, PEDESTRIAN ACCESS, OR BICYCLE WAYS. 3. PLANT SELECTION AND GROUPING. PLANT MATERIALS APPROPRIATE TO HABITAT TYPE SHALL BE SELECTED FOR LOW WATER DEMAND AND DROUGHT TOLERANCE; ADAPTABILITY AND RELATIONSHIP TO TO THE NEWPORT BEACH ENVIRONMENT, AND THE GEOLOGICAL AND TOPOGRAPHICAL CONDITIONS OF THE SITE; COLOR, FORM, AND PATTERN; ABILITY TO PROVIDE SHADE; AND SOIL RETENTION CAPABILITY. A). DROUGHT TOLERANT SPECIES. LANDSCAPE DESIGNS SHALL EMPHASIZE THE USE OF DROUGHT TOLERANT PLANT SPECIES. B). INVASIVE PLANT SPECIES. INVASIVE PLANTS ARE GENERALLY THOSE IDENTIFIED BY THE 'CALIFORNIA INVASIVE PLANT COUNCIL', AND 'CALIFORNIA NATIVE PLANT SOCIETY' IN THEIR PUBLICATIONS. ESTABLISHED INVASIVE SPECIES SHALL BE REMOVED AND THE PLANTING OF INVASIVE SPECIES SHALL BE PROHIBITED IN THE FOLLOWING AREAS: i. ENVIRONMENTALLY SENSITIVE HABITAT AREAS (ESHA) AND ESHA BUFFER AREAS. ii. FUEL MODIFICATION ZONES ABUTTING AN ESHA AND SITES WHERE BIOLOGICAL SURVEY HAS IDENTIFIED SIGNIFICANT NATURAL HABITAT. M. NATURAL HABITAT AND NON -URBANIZED AREAS. iv. WITHIN FIFTY (50) FEET OF A DESIGNATED ENVIRONMENTALLY SENSITIVE HABITAT AREA. C). DUNE HABITATS. PLANT MATERIALS IN SOUTHERN COASTAL FOREDUNE AND SOUTHERN DUNE SCRUB HABITAT AREAS SHALL BE RESTRICTED TO NATIVE PLANT SPECIES. D). ESHA BUFFERS. SEE CHAPTER 21.30B (HABITAT PROTECTION) E). DECIDUOUS TREES. LANDSCAPING DESIGNS SHALL MAXIMIZE THE USE OF DECIDUOUS TREES. F). GROUPING OF PLANTS. PLANTS HAVING SIMILAR WATER USE REQUIREMENTS SHALL BE GROUPED TOGETHER IN DISTINCT HYDROZONES 4. MAINTENANCE A). LANDSCAPE MATERIALS AND LANDSCAPED AREAS SHALL BE MAINTAINED IN COMPLIANCE WITH AN APPROVED LANDSCAPE PLAN. B). LANDSCAPED AREAS SHALL BE MAINTAINED IN A HEALTHY AND GROWING CONDITION AND SHALL RECEIVE REGULAR PRUNING, FERTILIZING, MOWING AND TRIMMING. C). LANDSCAPED AREAS SHALL BE KEPT FREE OF WEEDS, DEBRIS, AND OTHER UNDESIRABLE MATERIALS. D). IRRIGATION SYSTEMS SHALL BE KEPT IN GOOD OPERATING CONDITION, INCLUDING ADJUSTMENTS, REPLACEMENTS, REPAIRS, AND CLEANING AS PART OF REGULAR MAINTENANCE. ADJUSTMENTS TO ELIMINATE OVER -SPRAY OR RUNOFF SHALL BE MADE ON A REGULAR BASIS. E). THE NON-NATIVE AND INVASIVE ORNAMENTAL PLANT SPECIES SHALL BE REMOVED IN AREAS WHERE SUCH MATERIALS ARE RESTRICTED OR PROHIBITED BY SUBSECTION (13)(3)(b) OF THIS SECTION. F). LANDSCAPE MATERIALS AND LANDSCAPED AREAS SHALL BE MAINTAINED TO MINIMIZE IMPACTS TO PUBLIC VIEWSHEDS TO THE GREATEST EXTENT FEASIBLE. 5. WATER WASTE PROHIBITED. WATER WASTE RESULTING FROM AN INEFFICIENT IRRIGATION SYSTEM LEADING TO EXCESSIVE RUN-OFF, LOW HEAD DRAINAGE, OVER -SPRAY, AND OTHER SIMILAR CONDITIONS WHERE WATER FLOWS ONTO ADJACENT PROPERTY, NON -IRRIGATED AREAS, WALKS ROADWAYS, OR STRUCTURES IS PROHIBITED. USE OF RECYCLED/RECLAIMED WATER FOR IRRIGATION INSTEAD OF POTABLE WATER IS ENCOURAGED. 6. FUEL MODIFICATION. SEE SECTION 21.30.015(E)(6). (ORD 2016-19 -9 (Exh. A)(part), 2016) WALLS. FENCES. FREESTANDING STRUCTURES AND SPAS: 7. POOLS,SPAS, WALLS FENCES, PATIO COVERS, AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 8. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS, OR ANY COMBINATION THEREOF, SHALL NOT EXCEED 42 -INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION, WITHIN THE REQUIRED SETBACK AREA(S) J 0ON 110 Ln N &i 00 0 N M N .-I OCEAN BLVD• ,8J s R2 '2 REMOVE EXISTING NON -PERMITTED BRICK PAVING AT PARKWAY, AND INSTALL DROUGHT EXISTING STREET TREE, TOLERANT PLANTING, TO BE PROTECTED OR SOD (SEE LANDSC. DURING CONSTRUCTION r ,1 ARCHTS DRAWINGS ADD TRUNCATED DOMED __-- PAVING SURFACE TO EXIST. CITY INSTALLED ADA COMPLIANT CURB RAMP r / (E.) CONCRETE SIDEWALK o / 12.7 row 0j 12.7 Tow 10.7 TOS D=O'I 1'43" L- 28.68' R=8420.00' 10.76 TOS =89°36'56" 0.7 FS 1 L= 23.46' - R=15.00' CITY 1 V o SIG% i � o 0 �- -1 Lb FS I rJ / FIRE I 4'-1" 2'-1012" REMOVE EXISTING HYDRANT NON -PERMITTED I '% CONCRETE PAVING AT W PARKWAY, AND I INSTALL DROUGHT TOLERANT PLANTING, OR SOD (SEE LANDSC. W ARCHTS DRAWINGS L -I Cie 17.1 TOF 4'-10" I / NEW 36' BOX TREE, PER cAPTER 13 OF I 12.7 row MUNICIPAL CODE (SEE r - - - - - i ' EXIST. LANDSCAPE ARCHTS. 1 0.8 TOS PLANS FOR EXACT CITY LOC. AND SPECIES) SIGN i S.F.D. G•_G,• w NEVA 3 -STORY o W o W NEW 36' BOX TREE, v o PER cAPTER 13 OF o 3LIE: .$ D MUNICIPAL CODE (SEE 0o I LANDSCAPE ARCHTS. PLANS FOR EXACT X N 1 FF./TOSt = 11.70' (0'-0") Q LOC. AND SPECIES)xx 17.1 TOF I Z 12-'- Tri 25_0" ' 11.0 T65 4•-1•• I J LINE OF EXIST. S.F.D. 2'-41/4' I TO BE DEMOLISHED TRAFFIC SAFETY AREA , ox_I Y/ I I 12.7 TW _ I N I 4•-r' D=0017-54" L= 44.22'R=8490.00' -- W.M. - lT a- OJ f may, Jt �P? O I 5 F,P o C� CONCRETE APRON 2'-6'r /Jti GUTTER SF'�O e- SITE PLAN ALLEY 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 A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPT. INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE ARE DAMAGED,. NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES OR INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEAN-OUT WITH BOX AND LID WILL BE REQUIRED. 1005 OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. (MUNICIPAL CODES 14.24.020 AND 14.08.030) SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WOKS INSPECTOR. Site Legend NEW CONSTRUCTION (SEE FLOOR PLANS, ELEVATIONS, AND SECTIONS, FOR EXACT EXTENT OF WORK). Site Plan Notes: 1. SEE LANDSCAPE ARCHITECTS DRAWINGS FOR ALL SITE WORK AND PLANTING. SEE CIVIL ENGINEERS DRAWINGS FOR ALL GRADING & DRAINAGE. 2. SEE GENERAL REQUIREMENTS/SPECIFICATIONS AND NOTES ON ALL ATTECHED SHEETS. 3. POUR AND TIE NEW FILLER SLAB BETWEEN GARAGE SLAB AND EXISTING ALLEY PAVING AS REQUIRED (VERIFY CITY REQUIREMENTS. PROVIDE EXPANSION JOINTS AS REQUIRED.) 4. CONCRETE STAIR, LANDING AND TERRACE SLABS SHALL BE: (SEE STRUCTURAL DRAWINGS AND LANDSCAPE ARCHITECTS DRAWINGS). PROVIDE FLASHING AND EXPANSION JOINTS, AS REQUIRED, AT JUNCTION OF LANDING/WALKWAY SLABS AND FOOTINGS. 5. LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS WITH A MINIMUM FALL OF 6 -INCHES IN THE FIRST 10 -FEET. (R401.3) 6. SLOPE FINISHED GRADE AWAY FROM FOOTINGS SO AS TO ACHIEVE POSITIVE DRAINAGE AND PRECLUDE SETTLEMENT. 7. SLOPE FINISHED DECKS, TERRACES, WALKWAYS AND DRIVEWAYS, AWAY FROM FOOTINGS AND STRUCTURE SO AS TO ACHIEVE POSITIVE DRAINAGE AND PRECLUDE SETTLEMENT. 8. PROVIDE PATIO AND AREA DRAINS AS REQUIRED (VERIFY LOCATIONS WITH DESIGNER & LANDSCAPE ARCHITECT PRIOR TO PURCHASING AND INSTALLATION). 9. ALL DOWNSPOUTS SHALL BE TIED INTO AREA DRAIN SYSTEM 10. ALL CONCENTRATED DRAINAGE SHALL BE CONDUCTED AWAY FROM THE HOUSE IN AN APPROVED DEVICE AT 2% MINIMUM. 11. DURING SITE WORK, GRADING AND EXCAVATION, CONTRACTOR SHALL TAKE CARE TO CONTROL DUST BY WATERING. 12. CONTRACTOR SHALL VERIFY SIZE OF EXISTING WATER SERVICE, AND INSTALL NEW 1-1/2" WATER SERVICE (METER & SUPPLY LINE) IF REQUIRED. (VERIFY WITH OWNER.) 13. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. Public Works Requirements 1. ALL EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORMWATER FROM THE PROJECT SITE AT ALL TIMES. 2. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES OR WIND. 3. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER. 4. FUELS, OILS, SOLVENTS AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO CONTAMINATE THE SOIL AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. 5. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE. 6. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 7. SEDIMENTS AND OTHER MATERIALS MAY 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. 8. ANY SLOPES WITH DISTURBED SOILS OR DENUDED VEGETATION MUST BE STABILIZED SO AS NOT CAUSE EROSION. 9. EXCESS AND WASTE CONCRETE, SHALL NOT BE WASHED INTO THE STREET OR INTO A DRAINAGE SYSTEM. 10. FOR WASHOUT OF CONCRETE AND MORTAR PRODUCTS, A DESIGNATED CONTAINMENT FACILITY OF SUFFICIENT CAPACITY TO RETAIN THE LIQUID AND SOLID WASTE ON SITE, SHALL BE PROVIDED ON SITE. 11. SLURRY FROM CONCRETE AND ASPHALT SAW -CUTTING, SHALL BE VACUUMED OR CONTAINED,DRIED, PICKED -UP, AND DISPOSED PROPERLY. 12. ALL REMOVABLE EROSION PROTECTION DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY, WHEN THE 5 -DAY PROBABILITY FORECAST INDICATES PRECIPITATION. 13. AFTER A RAINSTORM, ALL SILT, AND DEBRIS SHALL BE REMOVED FROM STREETS, CHECK BERMS AND BASINS. 14. GRADED AREAS ON THE AREA PERIMETER MUST DRAIN AWAY FROM THE SLOPES AT THE CONCLUSION OF EACH WORKING DAY, WITH DRAINAGE DIRECTED TOWARDS DE -SILTING FACILITIES. 15. THE PERMITEE AND THE CONTRACTOR, SHALL BE RESPONSIBLE, AND SHALL TAKE ALL NECESSARY PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATED A HAZARDOUS CONDITION. 16. THE LOCATION AND PROTECTION OF UTILITIES IS THE RESPONSIBILITY OF THE CONTRACTOR. 17. APPROVED PROTECTIVE MEASURES AND TEMPORARY DRAINAGE PROVISIONS MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING, DEMOLITION, GRADING AND CONSTRUCTION. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT Demolition Requirements 1. SEE GENERAL REQUIREMENTS/SPECIFICATIONS, AND ALL APPLICABLE DIVISIONS AND SECTIONS THEREOF. 2. SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD) SHALL BE NOTIFIED IN ACCORDANCE WITH CALIFORNIA STATE LAW PRIOR TO THE START OF ANY DEMOLITION, ADDITION AND/OR REMODEL WORK. THE SCAQMD OFFICE IS LOCATED AT 21865 COPLEY DRIVE IN DIAMOND BAR, PH. NO. (909) 396-2000. BE ADVISED, SCAQMD MAY REQUIRE A 10 DAY WAIT PERIOD PRIOR TO START OF WORK. 3. CLEAR ALL PAVING, BRUSH, TURF, ROOTS, PLANTS, AND OTHER MATERIAL WHERE NEW CONSTRUCTION IS INTRODUCED. 4. ALL STUMPS AND ROOTS SHALL BE REMOVED FROM THE SOIL TO A DEPTH OF AT LEAST 36" BELOW SURFACE OF GRADE. 5. BY CAREFUL EXAMINATIONS AND STUDY OF THE CONTRACT DOCUMENTS, DETERMINE THE LOCATION AND EXTENT OF SELECTIVE DEMOLITION TO BE PERFORMED. 6. IN COMPANY WITH THE DESIGNER, VISIT THE SITE AND VERIFY THE LOCATION OF SELECTIVE DEMOLITION, AND CAREFULLY IDENTIFY THE LIMITS OF SELECTIVE DEMOLITION. 7. PREPARE AND FOLLOW AN ORGANIZED PLAN FOR DEMOLITION AND REMOVAL OF DEBRIS. 8. OBTAIN ANY AND ALL REQUIRED LOCAL AND STATE AGENCY APPROVALS AND PERMITS PRIOR TO PROCEEDING WITH DEMOLITION. 9. REMOVAL OF ANY ASBESTOS SHALL BE DONE BY A LICENSED ASBESTOS CONTRACTOR, AND IN SUCH A MANNER AS REQUIRED BY THE GOVERNING AGENCIES. 10. MARK INTERFACE SURFACES AS REQUIRED TO ENABLE WORKMEN ALSO TO IDENTIFY ITEMS TO BE REMOVED AND ITEMS TO BE LEFT IN PLACE. 11. SHUT OFF, CAP, AND OTHERWISE PROTECT EXISTING PRIVATE AND PUBLIC UTILITY LINES AS REQUIRED, AND IN ACCORDANCE WITH THE PUBLIC AGENCY OR UTILITY HAVING JURISDICTION. 12. PROVIDE/INSTALL ANY NECESSARY BRACING OR OTHER SAFETY MEASURES REQUIRED, PRIOR TO PROCEEDING WITH DEMOLITION. 13. CAREFULLY DEMOLISH AND REMOVE FROM THE SITE THOSE ITEMS SCHEDULED OR NECESSARY TO BE REMOVED FROM THE SITE. 14. COMPLETELY REMOVE ITEMS SCHEDULED TO BE DEMOLISHED OR REMOVED, LEAVING SURFACES CLEAN, SOLID AND READY TO RECEIVE NEW CONSTRUCTION. 15. PRIOR TO DEMOLITION, CLIENT AND CONTRACTOR SHALL WALK JOB SITE TO DESIGNATE ANY/ALL EXISTING TREES, BUSHES, PLANTS, AND ANY OTHER LANDSCAPING OR MATERIALS THAT ARE TO BE PRESERVED/REMAIN. 16. CONTRACTOR IS URGED TO TAKE CARE NOT TO DAMAGE EXISTING PAVING AND WALKS TO REMAIN. ANY REPAIRS TO DAMAGED PAVEMENT AND WALKWAYS SHALL BE THE RESPONSIBILITY OF THE 17, CONTRACTOR. 18. CONTRACTOR SHALL TAKE CARE NOT TO DAMAGE EXISTING PUBLIC PAVING AND WALKS. ANY REPAIRS TO DAMAGED PUBLIC PAVEMENT AND WALKWAYS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 19. CONTRACTOR IS URGED TO TAKE CARE NOT TO DAMAGE EXISTING FENCING OR PROPERTY -LINE WALLS TO REMAIN. ANY REPAIRS TO SUCH SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. WHERE IT IS NECESSARY TO REMOVE EXISTING -TO -REMAIN, FENCING/WALL, BETWEEN AN ADJACENT PROPERTY, DUE TO CONSTRUCTION NECESSITY, THE CONTRACTOR SHALL FIRST OBTAIN WRITTEN PERMISSION FOR SUCH REMOVAL, AND PROVIDE TEMPORARY FENCING/PROTECTION, DURING SUCH TIME. ONCE SAID WORK IS COMPLETE, THE CONTRACTOR SHALL PROMPTLY REPLACE THE FENCE/WALL SECTION TO MATCH EXISTING, IN A PROMPT AND NEAT MANNER. 20. INCLUDE ALL ON-SITE EXPENSES SUCH AS DEBRIS REMOVAL, DUMPSTER, AND APPLICABLE PERMITS AND/OR FEES. 21. DEMOLISHED MATERIAL SHALL BE CONSIDERED TO BE PROPERTY OF THE CONTRACTOR AND SHALL BE COMPLETELY REMOVED FROM THE JOB SITE (UNLESS NOTIFIED OTHERWISE BY THE CLIENT OR THE DESIGNER). 22. USE MEANS NECESSARY, AND REQUIRED BY GOVERNING AGENCIES, TO PREVENT DUST FROM BECOMING A NUISANCE OR HAZARD TO THE PUBLIC, TO NEIGHBORS, AND TO OTHER WORK BEING PERFORMED ON OR NEAR THE SITE. 22. IN ALL ACTIVITIES, COMPLY WITH PERTINENT REGULATIONS OF GOVERNMENTAL AGENCIES HAVING JURISDICTION. Descripli"u ee R i 0 �• AM Zs V LU 4- 3_ i N O Q w z 2 � a V' N LU m co V O N leeee SITE PLAN Rccisionlssues: OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.2 3,2017 Al CDP#1 Corrections 10.11.2017 OCDP Correction #1 Revbmlttal Issue 10.12.2017 ® CDP Correction #2 Resubmittal Issue 12.10.2017 l 0 / CDP Revised Design Resubmittal Issue 01 .30.2018 Dum 02/27/2017 D, m, M. REUSSER scil,: 1/8" - 1'-0" Smo Vumbcr 1 ut A-1.0 29 o- ofI I ALLEY 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 A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPT. INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE ARE DAMAGED,. NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES OR INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEAN-OUT WITH BOX AND LID WILL BE REQUIRED. 1005 OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. (MUNICIPAL CODES 14.24.020 AND 14.08.030) SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WOKS INSPECTOR. Site Legend NEW CONSTRUCTION (SEE FLOOR PLANS, ELEVATIONS, AND SECTIONS, FOR EXACT EXTENT OF WORK). Site Plan Notes: 1. SEE LANDSCAPE ARCHITECTS DRAWINGS FOR ALL SITE WORK AND PLANTING. SEE CIVIL ENGINEERS DRAWINGS FOR ALL GRADING & DRAINAGE. 2. SEE GENERAL REQUIREMENTS/SPECIFICATIONS AND NOTES ON ALL ATTECHED SHEETS. 3. POUR AND TIE NEW FILLER SLAB BETWEEN GARAGE SLAB AND EXISTING ALLEY PAVING AS REQUIRED (VERIFY CITY REQUIREMENTS. PROVIDE EXPANSION JOINTS AS REQUIRED.) 4. CONCRETE STAIR, LANDING AND TERRACE SLABS SHALL BE: (SEE STRUCTURAL DRAWINGS AND LANDSCAPE ARCHITECTS DRAWINGS). PROVIDE FLASHING AND EXPANSION JOINTS, AS REQUIRED, AT JUNCTION OF LANDING/WALKWAY SLABS AND FOOTINGS. 5. LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS WITH A MINIMUM FALL OF 6 -INCHES IN THE FIRST 10 -FEET. (R401.3) 6. SLOPE FINISHED GRADE AWAY FROM FOOTINGS SO AS TO ACHIEVE POSITIVE DRAINAGE AND PRECLUDE SETTLEMENT. 7. SLOPE FINISHED DECKS, TERRACES, WALKWAYS AND DRIVEWAYS, AWAY FROM FOOTINGS AND STRUCTURE SO AS TO ACHIEVE POSITIVE DRAINAGE AND PRECLUDE SETTLEMENT. 8. PROVIDE PATIO AND AREA DRAINS AS REQUIRED (VERIFY LOCATIONS WITH DESIGNER & LANDSCAPE ARCHITECT PRIOR TO PURCHASING AND INSTALLATION). 9. ALL DOWNSPOUTS SHALL BE TIED INTO AREA DRAIN SYSTEM 10. ALL CONCENTRATED DRAINAGE SHALL BE CONDUCTED AWAY FROM THE HOUSE IN AN APPROVED DEVICE AT 2% MINIMUM. 11. DURING SITE WORK, GRADING AND EXCAVATION, CONTRACTOR SHALL TAKE CARE TO CONTROL DUST BY WATERING. 12. CONTRACTOR SHALL VERIFY SIZE OF EXISTING WATER SERVICE, AND INSTALL NEW 1-1/2" WATER SERVICE (METER & SUPPLY LINE) IF REQUIRED. (VERIFY WITH OWNER.) 13. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. Public Works Requirements 1. ALL EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORMWATER FROM THE PROJECT SITE AT ALL TIMES. 2. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES OR WIND. 3. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER. 4. FUELS, OILS, SOLVENTS AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO CONTAMINATE THE SOIL AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. 5. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE. 6. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 7. SEDIMENTS AND OTHER MATERIALS MAY 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. 8. ANY SLOPES WITH DISTURBED SOILS OR DENUDED VEGETATION MUST BE STABILIZED SO AS NOT CAUSE EROSION. 9. EXCESS AND WASTE CONCRETE, SHALL NOT BE WASHED INTO THE STREET OR INTO A DRAINAGE SYSTEM. 10. FOR WASHOUT OF CONCRETE AND MORTAR PRODUCTS, A DESIGNATED CONTAINMENT FACILITY OF SUFFICIENT CAPACITY TO RETAIN THE LIQUID AND SOLID WASTE ON SITE, SHALL BE PROVIDED ON SITE. 11. SLURRY FROM CONCRETE AND ASPHALT SAW -CUTTING, SHALL BE VACUUMED OR CONTAINED,DRIED, PICKED -UP, AND DISPOSED PROPERLY. 12. ALL REMOVABLE EROSION PROTECTION DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY, WHEN THE 5 -DAY PROBABILITY FORECAST INDICATES PRECIPITATION. 13. AFTER A RAINSTORM, ALL SILT, AND DEBRIS SHALL BE REMOVED FROM STREETS, CHECK BERMS AND BASINS. 14. GRADED AREAS ON THE AREA PERIMETER MUST DRAIN AWAY FROM THE SLOPES AT THE CONCLUSION OF EACH WORKING DAY, WITH DRAINAGE DIRECTED TOWARDS DE -SILTING FACILITIES. 15. THE PERMITEE AND THE CONTRACTOR, SHALL BE RESPONSIBLE, AND SHALL TAKE ALL NECESSARY PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATED A HAZARDOUS CONDITION. 16. THE LOCATION AND PROTECTION OF UTILITIES IS THE RESPONSIBILITY OF THE CONTRACTOR. 17. APPROVED PROTECTIVE MEASURES AND TEMPORARY DRAINAGE PROVISIONS MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING, DEMOLITION, GRADING AND CONSTRUCTION. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT Demolition Requirements 1. SEE GENERAL REQUIREMENTS/SPECIFICATIONS, AND ALL APPLICABLE DIVISIONS AND SECTIONS THEREOF. 2. SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD) SHALL BE NOTIFIED IN ACCORDANCE WITH CALIFORNIA STATE LAW PRIOR TO THE START OF ANY DEMOLITION, ADDITION AND/OR REMODEL WORK. THE SCAQMD OFFICE IS LOCATED AT 21865 COPLEY DRIVE IN DIAMOND BAR, PH. NO. (909) 396-2000. BE ADVISED, SCAQMD MAY REQUIRE A 10 DAY WAIT PERIOD PRIOR TO START OF WORK. 3. CLEAR ALL PAVING, BRUSH, TURF, ROOTS, PLANTS, AND OTHER MATERIAL WHERE NEW CONSTRUCTION IS INTRODUCED. 4. ALL STUMPS AND ROOTS SHALL BE REMOVED FROM THE SOIL TO A DEPTH OF AT LEAST 36" BELOW SURFACE OF GRADE. 5. BY CAREFUL EXAMINATIONS AND STUDY OF THE CONTRACT DOCUMENTS, DETERMINE THE LOCATION AND EXTENT OF SELECTIVE DEMOLITION TO BE PERFORMED. 6. IN COMPANY WITH THE DESIGNER, VISIT THE SITE AND VERIFY THE LOCATION OF SELECTIVE DEMOLITION, AND CAREFULLY IDENTIFY THE LIMITS OF SELECTIVE DEMOLITION. 7. PREPARE AND FOLLOW AN ORGANIZED PLAN FOR DEMOLITION AND REMOVAL OF DEBRIS. 8. OBTAIN ANY AND ALL REQUIRED LOCAL AND STATE AGENCY APPROVALS AND PERMITS PRIOR TO PROCEEDING WITH DEMOLITION. 9. REMOVAL OF ANY ASBESTOS SHALL BE DONE BY A LICENSED ASBESTOS CONTRACTOR, AND IN SUCH A MANNER AS REQUIRED BY THE GOVERNING AGENCIES. 10. MARK INTERFACE SURFACES AS REQUIRED TO ENABLE WORKMEN ALSO TO IDENTIFY ITEMS TO BE REMOVED AND ITEMS TO BE LEFT IN PLACE. 11. SHUT OFF, CAP, AND OTHERWISE PROTECT EXISTING PRIVATE AND PUBLIC UTILITY LINES AS REQUIRED, AND IN ACCORDANCE WITH THE PUBLIC AGENCY OR UTILITY HAVING JURISDICTION. 12. PROVIDE/INSTALL ANY NECESSARY BRACING OR OTHER SAFETY MEASURES REQUIRED, PRIOR TO PROCEEDING WITH DEMOLITION. 13. CAREFULLY DEMOLISH AND REMOVE FROM THE SITE THOSE ITEMS SCHEDULED OR NECESSARY TO BE REMOVED FROM THE SITE. 14. COMPLETELY REMOVE ITEMS SCHEDULED TO BE DEMOLISHED OR REMOVED, LEAVING SURFACES CLEAN, SOLID AND READY TO RECEIVE NEW CONSTRUCTION. 15. PRIOR TO DEMOLITION, CLIENT AND CONTRACTOR SHALL WALK JOB SITE TO DESIGNATE ANY/ALL EXISTING TREES, BUSHES, PLANTS, AND ANY OTHER LANDSCAPING OR MATERIALS THAT ARE TO BE PRESERVED/REMAIN. 16. CONTRACTOR IS URGED TO TAKE CARE NOT TO DAMAGE EXISTING PAVING AND WALKS TO REMAIN. ANY REPAIRS TO DAMAGED PAVEMENT AND WALKWAYS SHALL BE THE RESPONSIBILITY OF THE 17, CONTRACTOR. 18. CONTRACTOR SHALL TAKE CARE NOT TO DAMAGE EXISTING PUBLIC PAVING AND WALKS. ANY REPAIRS TO DAMAGED PUBLIC PAVEMENT AND WALKWAYS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 19. CONTRACTOR IS URGED TO TAKE CARE NOT TO DAMAGE EXISTING FENCING OR PROPERTY -LINE WALLS TO REMAIN. ANY REPAIRS TO SUCH SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. WHERE IT IS NECESSARY TO REMOVE EXISTING -TO -REMAIN, FENCING/WALL, BETWEEN AN ADJACENT PROPERTY, DUE TO CONSTRUCTION NECESSITY, THE CONTRACTOR SHALL FIRST OBTAIN WRITTEN PERMISSION FOR SUCH REMOVAL, AND PROVIDE TEMPORARY FENCING/PROTECTION, DURING SUCH TIME. ONCE SAID WORK IS COMPLETE, THE CONTRACTOR SHALL PROMPTLY REPLACE THE FENCE/WALL SECTION TO MATCH EXISTING, IN A PROMPT AND NEAT MANNER. 20. INCLUDE ALL ON-SITE EXPENSES SUCH AS DEBRIS REMOVAL, DUMPSTER, AND APPLICABLE PERMITS AND/OR FEES. 21. DEMOLISHED MATERIAL SHALL BE CONSIDERED TO BE PROPERTY OF THE CONTRACTOR AND SHALL BE COMPLETELY REMOVED FROM THE JOB SITE (UNLESS NOTIFIED OTHERWISE BY THE CLIENT OR THE DESIGNER). 22. USE MEANS NECESSARY, AND REQUIRED BY GOVERNING AGENCIES, TO PREVENT DUST FROM BECOMING A NUISANCE OR HAZARD TO THE PUBLIC, TO NEIGHBORS, AND TO OTHER WORK BEING PERFORMED ON OR NEAR THE SITE. 22. IN ALL ACTIVITIES, COMPLY WITH PERTINENT REGULATIONS OF GOVERNMENTAL AGENCIES HAVING JURISDICTION. Descripli"u ee R i 0 �• AM Zs V LU 4- 3_ i N O Q w z 2 � a V' N LU m co V O N leeee SITE PLAN Rccisionlssues: OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.2 3,2017 Al CDP#1 Corrections 10.11.2017 OCDP Correction #1 Revbmlttal Issue 10.12.2017 ® CDP Correction #2 Resubmittal Issue 12.10.2017 l 0 / CDP Revised Design Resubmittal Issue 01 .30.2018 Dum 02/27/2017 D, m, M. REUSSER scil,: 1/8" - 1'-0" Smo Vumbcr 1 ut A-1.0 29 ACID WASHED, TINTED, SPACED CONC SLABS, W/ PLANTED DRAINAGE SPACE (SEE LANDSC. ARCH. DWGS.) 99.7 SF. OPEN SPACE A 1 2 I BATH 1 1-1/2" DEPRESSED SLAB W/ TILE 0/ MUD BED I ON N 1FRIM 32.60 El Ila I I l I IiN 1 I II B -B 3.0 I 25-51 2 0 3'-1" I om a w I -'k-- moi- - BEDROOM 1 01 POLISHED CONC. SLAB FLOOR 661 1.3 $D V M -LESS SHOWER W/ 1/2" ATMELSS "STARLIGHT' TEMP. 1 g I SS PARTITION; DEPRESS SLAB 1-1/2" DE/2" FOR TILE AND FLOAT, AND AS SLABDL. REQ°D, FOR DRAIN SLOPE (VIF.) 0/ BEDROOM 2 I JPOLISHED CONC. SLAB FLOOR -------------- ---------------------------------- ADE POCKET mI SOFF. ABV. ¢ VIF. W/ MFR. � O I� 0 d I 5'-11/2" I N J io I 1.13 a FH. .STORAGE CAB ETS M------------- I¢ -1/2" w LAUNDRY -- - -- -- " - i M (SHED CONC. SLAB FLOOR 4,-O,. �O� o ' (REQ. SIDE z --- �` 7I SETBACK) I7 \ � 1.76 2'-51/2„ 3,_0„ Entry Porch ACID WASHED, TINTED, CONC. SLAB AND STEP. 6 SLOPE TO SHEET DRAIN. 10'-1 1/47 I 7'-8" CAST CONC. —SURROUND (SEE DET'S.) _ SH_ & PL. 1.2_- 1.1 4'-1 1 2'-6' ENTRY POLISHED CONC. SLAB FLOOR 7'-10" 6" — A 1 1.4 I - -1 2' STAIR HALL ELEV.<8>POLISHED CONC. SLAB FLOOR 1.6 BI. LINEN CAB. G HEAD OUT FULL HT. ENTIRE/CLEAR WIDTH, SO AS TO ALIGN CONCEALED" DOOR W/ PANEL -G. & TRIM )" 3'-10"-- I I M m UP DEPRESSED SLAB ELEVATOR MFR. REQMTIS. (VIF.) R IZm 130x36 CLR.I �K 2 -CAR GARAGE AREAaA CONC SLAB FLR.. SLOPE 1/8:12; `i STORAGE AREA 2 LAYERS 5/8" TYPE -X GYP BD. --- I N I I AT ALL WALLS AND CEILING. \ o \ a o� tD o n I I bN , GAS METER N I L0. OH. ROLL -UP DOOR I w L0. OH. ROLL -UP DOOR r-------------------------------� 1 �� I _ 1 20._0,. 1--'R+-� J m CLR. 0 1 IIJ o ¢ IIo m o 1.22 1 IN-WIALL 1 RWL.1 1 I I F ------- — ro I I � C ISTORMTECH 100custom-316 100 mOR P STANLESS STOVED L. 5'-7" LINEAR DRAIN; TIE INTO 3'-10" AREA DRAIN SYSTEM 10'-3 1/t 35'-9" 1 3 O FIRST FLOOR PLAN PLAN LEGEND O2X6 WOOD STUD FRAMING (U.N.0) (SEE ALSO STRUCTURAL DRAWINGS) INDICATES 2x4 WOOD STUD FRAMING DINDICATES DEPRESSED SLAB CONDITION O W V V ZrZ V W W } O N 0— U I..L Z 2 L V ' Q ' O LU m Co U O 170 1 Description FIRST FLOOR PLAN Revisions/In,aus OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#I Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10.12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 Date. 05/23/2016 Drawn: M. REUSSER Scale: 1/4e o 1,_10n Sheet Number Am2.0 a 4 — --.@00 STOR. 2„ 1.19 7/8" PLAST. FIN. AT ALL WALLS ' AND CEILING ' J O ¢ I a .1 I 7.20 o N V 2'-3 1/2" 1 WH. DEPRESSED FOUNDATION 4'-0" SLAB WITH ACID WASHED, 1 ( REQ. SIDE TINTED, CONC SLAB AND - SETBACK) Q STEP, OVER. SHEET SLOPE TO DRAIN. IZm 130x36 CLR.I �K 2 -CAR GARAGE AREAaA CONC SLAB FLR.. SLOPE 1/8:12; `i STORAGE AREA 2 LAYERS 5/8" TYPE -X GYP BD. --- I N I I AT ALL WALLS AND CEILING. \ o \ a o� tD o n I I bN , GAS METER N I L0. OH. ROLL -UP DOOR I w L0. OH. ROLL -UP DOOR r-------------------------------� 1 �� I _ 1 20._0,. 1--'R+-� J m CLR. 0 1 IIJ o ¢ IIo m o 1.22 1 IN-WIALL 1 RWL.1 1 I I F ------- — ro I I � C ISTORMTECH 100custom-316 100 mOR P STANLESS STOVED L. 5'-7" LINEAR DRAIN; TIE INTO 3'-10" AREA DRAIN SYSTEM 10'-3 1/t 35'-9" 1 3 O FIRST FLOOR PLAN PLAN LEGEND O2X6 WOOD STUD FRAMING (U.N.0) (SEE ALSO STRUCTURAL DRAWINGS) INDICATES 2x4 WOOD STUD FRAMING DINDICATES DEPRESSED SLAB CONDITION O W V V ZrZ V W W } O N 0— U I..L Z 2 L V ' Q ' O LU m Co U O 170 1 Description FIRST FLOOR PLAN Revisions/In,aus OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#I Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10.12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 Date. 05/23/2016 Drawn: M. REUSSER Scale: 1/4e o 1,_10n Sheet Number Am2.0 m i Lr) Ln 00 0 (V rq 1--I A -A 3.0 I 10 2 �11 JE 1/2" F.O. PLY BELOW 6'-4 5/8-1 El :!C! II I& � I 42"H. FRMI-4 TEMP. GLA � PNL. RAILIN 2C I I I IF----- -- - -- --- --- B -B 3.0 I 3/4" STONE TILE PAVERS I 1 (TBS.) 0/ MUD FLOAT; STORMTE 65AR1304 (OR SLOPE TO SSTL. DRAIN APPROVED UAL) 55mm STAINLESS STL. LINEAR 4'-41/2" 254.3 SF. OPEN SPACE 4,-O„ OVER FL W DRAIN (FOP.) I SHADE POCKET AT CEILG. ABV. (REQ. SIDE ¢ m VIF. W/ MFR. Q 1 SETBACK) I o E a N <aza I o J d CL. WALL I wFW � Slope 1/8:12w�Na Slope 1/8:12 la (VIF.) wo (VIF.) Iw 0 2.10 Iz 42"H. F MLS. TEMP. 1n ¢ I a GLASS NL. RAILING I I IM /APPROVE ARI304 (OR I (FO QUAL) 55mm STL. LINEARRFLOW DRAIN 2'-0 13/16" 2.1 1 o>.I _ ml r -------- --- of 12 –PANEL SLIDER b 0I I I CI SHADE POCKET SHADE POCKET AT CEILG. ABV. AT CEILG ABV. 51 I VIF. W/ MFR. VIF. W/ MFR. / ij I // I I---_ I� 2'-1 3/4" m N f - R w LIVING ROOM HARDWOOD FLOOR I I I I I SHADE POCKET I AT CEILG. ABV. MFR. ED of I 2 PANEL SLIDER 9— °I L------ — ----- IT L L0. AWNING JOOF BV. 2.12 42"H. FRMLS. TEMP. GLASS PNL. RAILING SECOND FLOOR PLAN Elev. WAUPACA HYDRAULIC 10'-7 1 M. BATH STONE TILE FLR. 3'- 2.5 f1 1111m I I I DEPRESS FRAMING AT HATCHED AREA (SEE STRUCT. DRWG'S.) 9 PEI L0. WALL AND n WELL ABOVE _----- 'o -==--s' 4'-0" tO (REQ. SIDE SETBACK 2i, 8 I DINING RM. e HARDWOOD FLOOR ----- 7------ ___ 7-- 70 � O iz _______ """==i3 z;, W.H. VENT 2,-4" of ;1 <8> .6 CHASE I n 15!' 15!! 14!! SLAB I V THRSHLD. I � I 4,_1„ P� er O' 3/8" STONE b `� r.r °. TILE 0/ 1/2 i io - e---- TILE BACKER. 2E II-- I S` ------$ \ I I ----- KI CHEN ----KlCHEN i to//' unL. cne -H WD. FLR. - I I" // / i - I- +/ ii 2D _________ I / ii I I/W - i - Pantry HARDWOOD FLJ.R o,w.,.l 4'-11/4" go Y _I SHADE POCKET AT CEILG. ABV. V z VIF. W/ MFR. ¶ — \ / io FH. PANTRY 17 SHELVING i�aa I 2.13 1 ow ow 42"H. FRMLS. I TEMP. GLASS PNL. RAILING I 2'-3 5/8" 1 8'-3 7 I I fmt PLAN LEGEND L O2X6 WOOD STUD FRAMING(U.N.0) (SEE ALSO STRUCTURAL DRAWINGS) INDICATES 2x4 WOOD STUD FRAMING OINDICATES DEPRESSED FLOOR FRAMING L 0 W .� U sZ U W Q m i O N U I..L Z 2 U ' Q ' O W 00 i U O M Description SECOND FLOOR PLAN Rcvisions/Issues: OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10. 12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 We: 05/23/2016 D.,.m: M. REUSSER Sense: 1/4" = 1,-0n Sheet Number A-2. lar - F 21 42 H. FRML . TEMP. Ir-- ABV. GLASS PNL. RAILING CL. HALL �---I I SHADE POCKET F in —+— --f II /�\ --- � II n N`� I I 2.3-- w w I I II I II/� o m II I V S I E TB J¢ ¢d L0. ROOF ABOVE or so 2–PANEL SLIDER O - . o- cw.l Z w O co oz U � II i 2.8 �� II �, m O--- IL - __ - __ ---------------. - - __ - - BLW, -- TERRACE N O. WALL a, — — — — — I — 2'9 m ¢ 2.1 I I 0 I w 2.4 I ;ol iz; 1 II - �('JI g X1 I III, ¢' o I II=I 8 J d i .I iIm I I Ids I I WI. CLOS. ;QI HARDWOOD FLOOR m MASTER BEDROOM HARDWOOD FLOOR ;_', ¢ ;ml ; I� I 1 I I 'U� - l :Z: ;Q I DRESSER W/ I=� 3/4" STONE TILE PAVERS I 1 (TBS.) 0/ MUD FLOAT; STORMTE 65AR1304 (OR SLOPE TO SSTL. DRAIN APPROVED UAL) 55mm STAINLESS STL. LINEAR 4'-41/2" 254.3 SF. OPEN SPACE 4,-O„ OVER FL W DRAIN (FOP.) I SHADE POCKET AT CEILG. ABV. (REQ. SIDE ¢ m VIF. W/ MFR. Q 1 SETBACK) I o E a N <aza I o J d CL. WALL I wFW � Slope 1/8:12w�Na Slope 1/8:12 la (VIF.) wo (VIF.) Iw 0 2.10 Iz 42"H. F MLS. TEMP. 1n ¢ I a GLASS NL. RAILING I I IM /APPROVE ARI304 (OR I (FO QUAL) 55mm STL. LINEARRFLOW DRAIN 2'-0 13/16" 2.1 1 o>.I _ ml r -------- --- of 12 –PANEL SLIDER b 0I I I CI SHADE POCKET SHADE POCKET AT CEILG. ABV. AT CEILG ABV. 51 I VIF. W/ MFR. VIF. W/ MFR. / ij I // I I---_ I� 2'-1 3/4" m N f - R w LIVING ROOM HARDWOOD FLOOR I I I I I SHADE POCKET I AT CEILG. ABV. MFR. ED of I 2 PANEL SLIDER 9— °I L------ — ----- IT L L0. AWNING JOOF BV. 2.12 42"H. FRMLS. TEMP. GLASS PNL. RAILING SECOND FLOOR PLAN Elev. WAUPACA HYDRAULIC 10'-7 1 M. BATH STONE TILE FLR. 3'- 2.5 f1 1111m I I I DEPRESS FRAMING AT HATCHED AREA (SEE STRUCT. DRWG'S.) 9 PEI L0. WALL AND n WELL ABOVE _----- 'o -==--s' 4'-0" tO (REQ. SIDE SETBACK 2i, 8 I DINING RM. e HARDWOOD FLOOR ----- 7------ ___ 7-- 70 � O iz _______ """==i3 z;, W.H. VENT 2,-4" of ;1 <8> .6 CHASE I n 15!' 15!! 14!! SLAB I V THRSHLD. I � I 4,_1„ P� er O' 3/8" STONE b `� r.r °. TILE 0/ 1/2 i io - e---- TILE BACKER. 2E II-- I S` ------$ \ I I ----- KI CHEN ----KlCHEN i to//' unL. cne -H WD. FLR. - I I" // / i - I- +/ ii 2D _________ I / ii I I/W - i - Pantry HARDWOOD FLJ.R o,w.,.l 4'-11/4" go Y _I SHADE POCKET AT CEILG. ABV. V z VIF. W/ MFR. ¶ — \ / io FH. PANTRY 17 SHELVING i�aa I 2.13 1 ow ow 42"H. FRMLS. I TEMP. GLASS PNL. RAILING I 2'-3 5/8" 1 8'-3 7 I I fmt PLAN LEGEND L O2X6 WOOD STUD FRAMING(U.N.0) (SEE ALSO STRUCTURAL DRAWINGS) INDICATES 2x4 WOOD STUD FRAMING OINDICATES DEPRESSED FLOOR FRAMING L 0 W .� U sZ U W Q m i O N U I..L Z 2 U ' Q ' O W 00 i U O M Description SECOND FLOOR PLAN Rcvisions/Issues: OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10. 12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 We: 05/23/2016 D.,.m: M. REUSSER Sense: 1/4" = 1,-0n Sheet Number A-2. lar - F 21 42 H. FRML . TEMP. I SHLVG. ABV. GLASS PNL. RAILING SHADE POCKET = AT CEILG. ABV. w w 1 2.2 VIF. W/ MFR. o m II I V S I E TB J¢ ¢d L0. ROOF ABOVE or so 2–PANEL SLIDER O - . o- cw.l Z w O co oz U � m O--- IL - __ - __ ---------------. - - __ - - BLW, -- TERRACE O. WALL a, — — — — — I — 2'9 2.1 0 3/4" STONE TILE PAVERS I 1 (TBS.) 0/ MUD FLOAT; STORMTE 65AR1304 (OR SLOPE TO SSTL. DRAIN APPROVED UAL) 55mm STAINLESS STL. LINEAR 4'-41/2" 254.3 SF. OPEN SPACE 4,-O„ OVER FL W DRAIN (FOP.) I SHADE POCKET AT CEILG. ABV. (REQ. SIDE ¢ m VIF. W/ MFR. Q 1 SETBACK) I o E a N <aza I o J d CL. WALL I wFW � Slope 1/8:12w�Na Slope 1/8:12 la (VIF.) wo (VIF.) Iw 0 2.10 Iz 42"H. F MLS. TEMP. 1n ¢ I a GLASS NL. RAILING I I IM /APPROVE ARI304 (OR I (FO QUAL) 55mm STL. LINEARRFLOW DRAIN 2'-0 13/16" 2.1 1 o>.I _ ml r -------- --- of 12 –PANEL SLIDER b 0I I I CI SHADE POCKET SHADE POCKET AT CEILG. ABV. AT CEILG ABV. 51 I VIF. W/ MFR. VIF. W/ MFR. / ij I // I I---_ I� 2'-1 3/4" m N f - R w LIVING ROOM HARDWOOD FLOOR I I I I I SHADE POCKET I AT CEILG. ABV. MFR. ED of I 2 PANEL SLIDER 9— °I L------ — ----- IT L L0. AWNING JOOF BV. 2.12 42"H. FRMLS. TEMP. GLASS PNL. RAILING SECOND FLOOR PLAN Elev. WAUPACA HYDRAULIC 10'-7 1 M. BATH STONE TILE FLR. 3'- 2.5 f1 1111m I I I DEPRESS FRAMING AT HATCHED AREA (SEE STRUCT. DRWG'S.) 9 PEI L0. WALL AND n WELL ABOVE _----- 'o -==--s' 4'-0" tO (REQ. SIDE SETBACK 2i, 8 I DINING RM. e HARDWOOD FLOOR ----- 7------ ___ 7-- 70 � O iz _______ """==i3 z;, W.H. VENT 2,-4" of ;1 <8> .6 CHASE I n 15!' 15!! 14!! SLAB I V THRSHLD. I � I 4,_1„ P� er O' 3/8" STONE b `� r.r °. TILE 0/ 1/2 i io - e---- TILE BACKER. 2E II-- I S` ------$ \ I I ----- KI CHEN ----KlCHEN i to//' unL. cne -H WD. FLR. - I I" // / i - I- +/ ii 2D _________ I / ii I I/W - i - Pantry HARDWOOD FLJ.R o,w.,.l 4'-11/4" go Y _I SHADE POCKET AT CEILG. ABV. V z VIF. W/ MFR. ¶ — \ / io FH. PANTRY 17 SHELVING i�aa I 2.13 1 ow ow 42"H. FRMLS. I TEMP. GLASS PNL. RAILING I 2'-3 5/8" 1 8'-3 7 I I fmt PLAN LEGEND L O2X6 WOOD STUD FRAMING(U.N.0) (SEE ALSO STRUCTURAL DRAWINGS) INDICATES 2x4 WOOD STUD FRAMING OINDICATES DEPRESSED FLOOR FRAMING L 0 W .� U sZ U W Q m i O N U I..L Z 2 U ' Q ' O W 00 i U O M Description SECOND FLOOR PLAN Rcvisions/Issues: OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10. 12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 We: 05/23/2016 D.,.m: M. REUSSER Sense: 1/4" = 1,-0n Sheet Number A-2. lar - F 21 I x i \ u / I I 0"I f 9 � d O d o- IIIIIIIIIIII n II II II II II II II II II II II II II II II II II II II II II II II II 'I, II II II II II II II II IN III II II u u II II II II II II II II II II II II li III II II ii II II II II II II II II II II II II A -A 3.0 I — — lO 2 � �I 3 4 I I I I I I I I \ I I I 1 \ �2'-11 1 (F.O. E) rI 42"H. FRMLS. TEMP. GLASS PNL. RAILING I ZINC CLAD AWNING ROOF WITH INTEGRAL/CONCEALED GUTTER; RUNRWL. THROUGH WALL AND TIE INTO AREA DRAIN SYSTEM 4'-O" (REQ. SIDE SETBACK) 2'_0" (F.O. EAVE) Al 20"X 42" CLR. NE 3FLR. BACKER BD. SHADING INDICATES 7'-0" MIN. HEAD HEIGHT AREA. Attic/Mechanical Space 1-1/8" T&G PLY SHTG. FLOOR L0. VENT CHIMNEY CLECTRICALOUTLETS0UGHn TO CONTAIN ANY_FAEGISTERS, `FRMG. ABOVE NGR THAN ISREQUIYCODE. NOT Q ONTAIN ANYINSUN, DRYWALL,IMILAR WALL FINISHING MATERIAL) ------ REQ. - -REQ. 30" DIA. V-3" 4'-61/2" CLR. SPACE, 'I (AS PER MFR.) 0 I I m 0 (ALIGN W/ CL. LIVING RM. o0 DOORS BELOW; VIF.) I 36 m STORMTECH 75AR1304 (OR APPROVED EQUAL) 75mm STAINLESS STL. LINEAR DRAIN; TIE INTO AREA DRAIN SYSTEM Slope 1/8:12 (VIF.) IZ Elev. � II I 1`11 ., 1 1J-9„ S-10,. 72'-0" � � I �1 Cpbana� o S3O/4WFL00M0HARbUAUND ATTENTION{{A/T T 01 1 I I Its, �I 3.3 I N —. I Q OO LO CD L THIRD FLOOR PLAN a 0 17 /� INDICATES 2x4 WOOD STUD FRAMING N CTl N r -I N m mm N I Y — 5 v U o (VIF.) a Oo STORMTECH 65AR1304 (OR STORMTECH 75AR1304 � o APPROVED EQUAL) 55mm (OR APPROVED EQUAL) � STAINLESS STL. LINEAR 75mm STAINLESS STL. � Drawn: M. REUSSER OVERFLOW DRAIN LINEAR DRAIN; TIE INTO Sheet Number A-2.2 AREA DRAIN SYSTEM Slope 1/8:12 Slope 1/8:12 M (VIF.) (VIF.) of D 0 ILE PAVERS FL AT AND 0 APPRVD. CO X NTNG N a —. I Q OO LO CD L THIRD FLOOR PLAN a 0 17 /� INDICATES 2x4 WOOD STUD FRAMING N CTl N r -I N m mm SII ope 1/q:12 (VIF.) , N I Y — 5 v U o w � a Oo C� N� � o w N � Slope 3/8 : 12 Date: 05/23/2016 Drawn: M. REUSSER 0 Scale: 1/4" _ 1'-0" Sheet Number A-2.2 00 I V] M o w of D 0 I W of VQ SII ope 1/q:12 (VIF.) , I I 6'-6" (VIF. W/ EQUIP. MFR.) L 'REQ. SIDE SETBACK) 0 (REQUIRED 3RD FLR. SETBACK) A SSTL. I DRAIN; INTO A DRAIN ZN IIP V N U i 0 W 0 VU Zs V W 0 Qm 4- 0 N LU 7� LL Z t3 V ' Q 0 W Co V O Description THIRD FLOOR PLAN N c2 V Z $0 — 5 v U o w � L !n Oo C� N� � o 0< � Slope 3/8 : 12 Date: 05/23/2016 I I 6'-6" (VIF. W/ EQUIP. MFR.) L 'REQ. SIDE SETBACK) 0 (REQUIRED 3RD FLR. SETBACK) A SSTL. I DRAIN; INTO A DRAIN ZN IIP V N U i 0 W 0 VU Zs V W 0 Qm 4- 0 N LU 7� LL Z t3 V ' Q 0 W Co V O Description THIRD FLOOR PLAN O ZINC THRU-WALL OVERFLOW SCUPPER Revisiana/Issues: OCity Pre -Planning Review Issue 03.01.2017 — O Permit Submittal Issue 09.23.2017 w � QCDP#I Corrections 10.11.2017 OCDP Correction #1 Resubmittal Issue 10.12.2017 ® CDP Revised Design Resubminal Issue 01.30.2018 O ZINC THRU-WALL OVERFLOW SCUPPER Date: 05/23/2016 Drawn: M. REUSSER Scale: 1/4" _ 1'-0" Sheet Number A-2.2 J 110 ON 66 00 0 N N t --I A -A A3.0 I 3 O O I I I i 3" ZINC RWL.; fLIEONTO AREA DRAIN SYSTEM \71 i HALF_ DORMER PERCENTAGE CALCULATION PERMITTED DORMER PERCENTAGE: APPLICABLE RIDGE LENGTH: 28.1' DORMER LENGTH(S) AT RIDGE: 5' PROPOSED DORMER PERCENTAGE: .35 + 6.85' =11.85' 9.25'/ 28.1' = .33 #1: 308 sf. A -A A3.0 I 3 O O I I I i 3" ZINC RWL.; fLIEONTO AREA DRAIN SYSTEM \71 i HALF_ 3" ZINC RWL; ROOF VENT AREA CALCULATIONS ROOF/ATTIC AREA #1: 308 sf. VENT AREA REQ'D: 2.05 sf. ROOF/ATTIC AREA #2: 45 sf. VENT AREA REQ'D: .3 sf. ROOF/ATTIC AREA #3: 60 sf. VENT AREA REQ'D: .4 sf. ROOF/ATTIC AREA #4: 48 sf. VENT AREA REQ'D: .32 sf. A -A A3.0 I 3 O O I I I i 3" ZINC RWL.; fLIEONTO AREA DRAIN SYSTEM \71 i HALF_ 2,-0" (F.0. V (FOS.)- - - 42"H. FRMLS. TEMP. GLASS PNL RAILING I ZINC CLAD AWNING ROOF WITH INTEGRAL/CONCEALED GUTTER; RUN RWL. THROUGH WALL AND TIE INTO AREA DRAIN SYSTEM F 0 iIMNEYr CAP III N 3" ZINC RWL.; TIE ONTO AREA DRAIN SYSTEM G T 0 I I 3" ZINC RWL.; FIE ONTO AREA DRAIN SYSTEM W/16" ANS TYP.) ALL FL SHIN & R QUIR D TRI o T015 (VI ) N SRTB.A ODE W/ 16" FtASfiiP TO MA1 SLOPE 3.5 :12 SLOPE 1/4 :12 20.6sf ZINC ELEVATOR ENCLOS.; ROOF SHEET DRAIN t nrnr '.AM MTL. ROOFING i (TYP.); ALL /IF.) 111 DORMER ROOF a 30sf.ZINC STAIR � ENCLOS. ROOF; w SHEET DRAIN a UNDER ROOF AREA #2: 50.2j/SF. I O I 3" ZINC RWL; TIE ONTO AREA j 1 N 0 ^� 0 1011 /16" 1'-1 5/16^ � - CLASS -A "DIBITEN" WELD SEAMED HOT - MOPPED ASPH. ROOF I (TYP.) o I SLOP// E 1/4 :12 S 0 w J a N w U \ O U w � 0 I I C 3'-0' CONCEALED GUTTER (TYP.) 3" ZINC RWL.;, \ J,J DRAIN INTO GUTTER BELOW 4'-0" (REQ. SIDE SETBACK) 2,-0" (F.0. V (FOS.)- - - 42"H. FRMLS. TEMP. GLASS PNL RAILING I ZINC CLAD AWNING ROOF WITH INTEGRAL/CONCEALED GUTTER; RUN RWL. THROUGH WALL AND TIE INTO AREA DRAIN SYSTEM F 0 iIMNEYr CAP III N 3" ZINC RWL.; TIE ONTO AREA DRAIN SYSTEM G T 0 I I 3" ZINC RWL.; FIE ONTO AREA DRAIN SYSTEM W/16" ANS TYP.) ALL FL SHIN & R QUIR D TRI o T015 (VI ) N SRTB.A ODE W/ 16" FtASfiiP TO MA1 SLOPE 3.5 :12 SLOPE 1/4 :12 20.6sf ZINC ELEVATOR ENCLOS.; ROOF SHEET DRAIN t nrnr '.AM MTL. ROOFING i (TYP.); ALL /IF.) 111 DORMER ROOF a 30sf.ZINC STAIR � ENCLOS. ROOF; w SHEET DRAIN a UNDER ROOF AREA #2: 50.2j/SF. I O I 3" ZINC RWL; TIE ONTO AREA DRAIN SYSTEM (REQUIRED 3RC FLR. SETBACK) F U z N N N 11 I ZIE - - - CHIMN Y CAP STORMTECH 75AR1304 STORMTECH 65AR1304 (OR STORMTECH 75AR1304 Slope 1/ :12 (OR APPROVED EQUAL) APPROVED EQUAL) 55mm(OR APPROVED EQUAL) (VF) 75mm STAINLESS STL. 75mm STAINLESS STL. AREA DRAIN SYSTEM . LINEAR DRAIN; TIE INTO OVERFLOW DRAIN LINEAR DRAIN; TIE INTO AREA DRAIN SYSTEM STAINLESS STLLINEAR Slope 1/8 :12 (VIF.)Slope 1/8:12. D (VI F.) (VI F.) \ Q O< m >l Terrace �� 0 1 3/4" STO E TILE PAVERS L`V 0/ FULL MUD FLOAT AND HOT MOP AN, OR APPRVD. C \ ELASTOME IC COATING 4) -0 0 N � m N 0 Vw 5 a Slope 3/8 : 12 o „ vl (VI F.) N I i I I I O O ROOF PLAN I I SSTL.DE K RAIN; T INTO ARE DRAINS T. ZINC THRU-WALL OVERFLOW SCUPPER O ROOF NOTES GENERAL: 1. SEE ALSO: STRUCTURAL DRAWINGS, SECTIONS AND EXTERIOR ELEVATIONS AND NOTES. 2. UNLESS NOTED OTHERWISE ON STRUCTURAL/FRAMING PLAN. MIN. SIZE OF PLYWOOD SHT. SHALL BE 2'-0" X 2'-8". ROOFING : 3. ROOFING SHALL BE HAND—SPLIT WOOD SHAKE, OVER 3 LAYERS OF ASPHALT ROOFING PAPER (OR OTHERWISE APPROVED/RECOMMENDED SUBSTRATE MATERIAL/SYSTEM). SEAL ALL LAPS/JOINTS AT ROOFING PAPER AS REQUIRED. (INSTALL AS PER MANUFACTURERS RECOMMENDATIONS AND SPECIFICATIONS). FLASHING: 4. ALL JUNCTIONS AT ROOF AND WALL SHALL BE COUNTER—FLASHED. FLASHING SHALL BE GALVANIZED SHEET STEEL, COMMERCIAL COATING CLASS, 26—GA. MINIMUM, UNLESS NOTED OTHERWISE: A.) FORM SHEET METAL ACCURATELY AND TO THE DIMENSIONS AND SHAPES REQUIRED, FINISHING MOLDED AND BROKEN SURFACES WITH TRUE, SHARP, AND STRAIGHT LINES AND ANGLES AND, WHERE INTERCEPTING OTHER MEMBERS, COPING TO AN ACCURATE FIT AND SOLDERING SECURELY. B.) UNLESS OTHERWISE SPECIFICALLY PERMITTED BY THE DESIGNER, TURN EXPOSED EDGES BACK 1/2". C.) FORM, FABRICATE, AND INSTALL SHEET METAL SO AS TO ADEQUATELY PROVIDE FOR EXPANSION AND CONTRACTION IN THE FINISHED WORK. D.) FINISH WATERTIGHT AND WEATHERTIGHT WHERE SO REQUIRED. VENTS: 5. VENTS SHALL MEET THE FOLLOWING REQUIREMENTS: A.) OPENINGS SHALL BE PLACED SO AS TO PROVIDE CROSS VENTILATION OF THE ATTIC SPACE. B.) THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE ATTIC AREA. C.) OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH OR OTHER APPROVED MATERIAL WITH 1/8" MIN. AND 1/4" MAX. OPENING. D.) 50% OF THE REQUIRED VENTILATION AREA MUST BE LOCATED AT LEAST 3—FEET ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE OF VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. E.) WHERE THE RATIO OF 1/300 IS USED TO VENT THE ATTICS, NOT LESS THAN 40% BUT NOT MORE THAN 50% OF THE VENTS SHALL BE LOCATED NOT MORE THAN 3—FEET BELOW THE RIDGE. 6. UN—VENTED ENCLOSED RAFTERS/JOISTS SUCH AS VAULTED CEILINGS AND ROOF DECKS SHALL COMPLY WITH ALL CONDITIONS LISTED UNDER R806.5. 7. ALL PLUMBING AND MECHANICAL VENTS SHALL BE ROUTED TO CHIMNEY SPACES OR REAR (BACK) SIDE OF ROOF. VERIFY LOCATIONS WITH DESIGNER PRIOR TO INSTALLATION. GUTTERS & DOWNSPOUTS: 8. ALL GUTTERS AND COPING FLASHING SHALL BE 26 GA, HALF—ROUND, DOUBLE BEAD, "BONDERIZED" IRON; JOINTS SHALL BE "LAP JOINTS"; SEAL ALL JOINTS BY SOLDERING. 9. INSTALL WIRE BASKET STRAINERS IN GUTTER AT EACH DOWNSPOUT. 10. DOWNSPOUTS SHALL BE 3" DIA. BONDERIZED IRON; ANCHOR WITH DECORATIVE STRAP ANCHORS (TBS.) 11. RAINWATER AND OVERFLOW PIPING PLACED WITHIN THE INTERIOR OF A BUILDING OR RUN WITHIN A VENT SHAFT, SHALL BE OF CAST IRON, GALVENIZED STEEL, COPPER, SCHEDULE 40 ABS DWV, SCHEDULE 40 PVC DWV, OR OTHER APPROVED MEANS. 12. ROOF DRAINS, OVERFLOW DRAINS, AND RAINWATER PIPING INSTALLED WITHIN THE CONSTRUCTION OF THE BUILDING SHALL BE TESTED IN CONFORMITY WITH THE PROVISIONS OF THIS CODE FOR TESTING DRAIN, WASTE, AND VENT SYSTEMS. CHIMNEYS: 13. CHIMNEY SHALL EXTEND AT LEAST 2—FEET HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10—FEET, BUT SHALL NOT BE LESS THAN 3—FEET ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF 14. NEW CHIMNEYS SHALL BE CMU MAS., WITH BRICK MAS. OR PLASTER FIN.; AS PER PLANS. ALL CHIMNEY/FLUE TERMINATIONS SHALL RECEIVE A GI. 1/2"X1/2" WWM. MIN. SPARK ARRESTOR. (DESIGNER TO APPROVE STYLE PRIOR TO PURCHASING/INSTALLATION) 15. FLASH AT ROOF AND WALL INTERSECTIONS AS REQUIRED. (V.I.F.) Dcscripfmn 0 m } ,^ O �/ I Q LU N �i Z i L V ' Q O W °O C CO V O 1 ROOF PLAN Revisions/Issues: OC8y Pre -Planning Revle Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#I Corrections 10.11.2017 OCDP Correctioa #1 Resubmittal issue 10.12.2017 ® CDP Revised Design Resubmittal Issue 01.30.2018 Det- 05/23/2016 Dray+, M. REUSSER Scale 1/4" = 1 �-0n shoe, Na,ub,, A-2.3 let - 1/29/2018 5:18:45 AM rn 1 O I I I I I I � \ O 3 m C m O 0 a O N P D O/, W \ / 1703 Ocean Boulevard, y D m m p �mm °M O O rxJ w ° m � Z � Cn Cl M O N prno � 0 O Q D A D m y m �n m 0I a yl m m n I �3 I D y y o Dm �mm z'0 ° m -' O I A m m O 01 C 3 m 0 w co N 7 T r ,, W O D N W O N y DID W I\ <O I I I m I I W k1jO I d y 0 oCo m p Z I mmm 3 �mrti O CO =moo D �Oz = OI -CF p C I CL RIDGE w(l ( Z�DASmO C°rz��A° D 9:ozm��o D m{- - MZ m N Z°p=nom-5 AKcnyz Drcmm. �Dr' �pZ` T O S y{ J l` OyDrD \ O/, W \ / 1703 Ocean Boulevard, y D m m p �mm I O O rxJ w I zm' N m Oy Z Cn Cl M 0 y wOW C K m A z� �o pXIZ D �=p m A\ O 0I a Z >m I vm 3Z I D y y o Dm �mm z'0 00 0 I z m W m m O 01 m�\ 3 m mcg 2 co IF\y m = ° 0 A D \ O/, n / 1703 Ocean Boulevard, y D m m p �mm I O O rxJ w I zm' N m Oy Z Cn Cl M m 3 C K m A z� m� \ O/, O\ / 1703 Ocean Boulevard, y D m m p �mm I O O rxJ w I zm' (n mm\ m 3 C K m A z� m� pXIZ I �=p m A\ O p N N a - >m I vm 3Z I D y y m Zp rZG� �mm z'0 00 0 I z m W m m O m�\ 3 m mcg 2 co I m = ° 0 A D I I a I i O\ Z 'OWN �xc 1703 Ocean Boulevard, V D m m p California 92661 a I Residence Z 'OWN �xc 1703 Ocean Boulevard, V D m m p California 92661 m z p u y D (n m S m D m 3 D >D�mo m A z� D �MOp pXIZ Z =mD0 Z D p N N N AZOO -tni mmOzlO O A 3 D,Z1•T10 ZDyD�= zzm� -�C (r*1 p o N � N m � p C rt �zWDo O� \ O v T m N m m N m OIH I I y 3 N3: A N 0 0 _ p X Z O x Z � a AAS AAIO OIO I I D O> Z D p> y p 3 y I I � I N � Z � n � I ° p , z , m � D O I m E0 O m � A Al Residence Z 'OWN �xc 1703 Ocean Boulevard, Newport Beach, California 92661 N= DCm_ O D (n m S m D m 3 0 m A z� D �MOp pXIZ Ar ��E Drzt\Z AAQ DO - >m zD�Oz vm 3Z m Zp rZG� z'0 m m O 3 m p O v T m N m m N m OIH I I y 3 N3: A N 0 0 _ p X Z O x Z � a AAS AAIO OIO I I D O> Z D p> y p 3 y I I � I N � Z � n � I ° p , z , m � D O I m E0 O m � A Al Residence Z 'OWN �xc 1703 Ocean Boulevard, Newport Beach, California 92661 WAS III O I�"� IIII�I I��IIIIII� '� III�IM-77 I �I ���Deee�m�Qa OlrTipN mo my - P w jm>0 24 Z 'OWN �xc MNa Dnl< W O N= DCm_ O D (n m S m D m 3 0 m A z� D �MOp pXIZ Ar ��E Drzt\Z AAQ DO - >m zD�Oz vm 3Z m Zp rZG� z'0 m m O 3 m p J 6 L0. DORMER ROOF BEYOND 2/12 ELEVATION POINT _ _ 29'-0" MAX FROM ESTABLISED GRADE 1-1/8" T&G PLY. FF. 19'-5 I/4" PL. 18'-4 148"_ M. BATH 2A STONE TILE OVER FULL MUD FLOAT; T.0 TILE TO BE FLUSH W/ADJ. WD. F -R. FF. 9'-2 1/8"_ _ PL. 8'-1" ATTIC (NOT TO CONTAIN Y AIR REGISTERS, ELECT. UTLETS OR LIGHTING, OTHEF THAN I: REQUIRED BY CODE. NOT TO CONTAIN ANY INSULATION, DRYWALL, OR SIMIL R WALL FINISHING MATERIA WI. CLOS. HARDWOOD FLOOR A -A 3.0 4 3 BEDROOM )OD FLOOR WOOD FLOOR 0/ SOUND MATT, 0/ 1-1/8" T&G PLY. ELEVATK --��- 24'-O"NM ESTABLISI X STAIR HALL BEDROOM 1 BATH 2 POLISHED CONC. SLAB 1 4 POLISHED CONC. SLAB1 11 1-1/2" DEPRESSED SLAB W/ TILE 0/ MUD BED FF. 0'n 1_1.7- _ ESTABLISHED GRADE _ -- -- -- -- -- -- -- -- -- EX. FIN. GRADE N I DEPRESSED SLAB AT BATHROOM AREA Ln CD SECTION C -C 00 0 (V m fV r --I 2.9 F N 0 CD z BEDRM.Q 3 BATH 1 1-1/2" DEPRESSED SLAB W/ TILE 0/ MUD BED RESSED SLAB AT J BATHROOM AREA ELEVATION POINT —~ 24'-0' MX FROM ESTABLISED GRADE X � w 2' -2 - OFFSET L0. 2:12 DORMER 6 ROOF BEYOND ELEVATION POINT 29'-0" MAX FROM ESTABLISED GRADE PL.25'_73 4"___ ELEVATION POINT 24 0 MAX FROM ESTABLISED GRADE STAIR FF. 19'-5 1 4"_ _ PL: 18'_4 1 8 FF. 9'-2 1/8" PL. 8'-1-"- 3.5:12 ' 1" CABANA 3/4" WOOD FLOOR 0/ rol 1-1/8" T&G PLY.) 1-1/8" f-T&G PLY. DINING ROOM 3/4" WOOD FLOOR 0/ j SOUND MATT, 0/ b 1-1/8" T&G PLY.) 3.5:12 FIN. (HEAD 0 I M A -A 3.0 I I I I I I I PL. 25'_7 3/4" I 3B I I I SMOOTH PLASTER FINISH (TYP.) 11 GLASSI PNJRAIL NG All / BEDROOM 2 / \ 0� NCLAB 7POLISHED CONC. SLAB 17 1.61.13 r 1.74 1.16 / FF. 0'-0 [71.70 ESTABLISHED GRADE —----------------- ----- -- -- EX. FIN. GRADE IV II l� SECTION D -D _ ELEVATION POINT 24L0" MAX FROM ESTABLISED GRADE _FF. 19'-5_1/4" TERRACE 3/4" STONE TILE PAVERS (TBS.) 0/ MUD FLOAT; SLOPE TO SSTL. DRAIN 254.3 SF. OPEN SPACE 42"H. FRMLS. TEMP. GLASS PNL. RAILING PATIO ACID WASHED, TINTED, SPACED CONC SLABS, W/ PLANTED DRAINAGE SPACE (SEE LANDSC. ARCH. DWGS.) 99.7 SF. OPEN SPACE Description SCHEMATIC SECTIONS Revisionsilssues OCity Pre -Planning Review Issue 03.01.2017 OPermit Submetal Issue 09.23.2017 OCDP Correnion #1 Resubmittal Issue 10.12.2017 l 41 CDP Revised Design Resubmittal Issue 01.30.2018 Date. 04.05.16 Draw": M. REUSSER Scale: 1/4" = 1 r -O" Sheet Number A-3* I 1 - 25 J Q IZI- Ln M CD N 1 00 0 N t --I N N B -B A -A 3.1 5 3.1 4 '_iiJC Y CA 3 �o DE1LEVA _ elm 2'-0' 1I NT M ADE 1 RHE NZIN "PR( TCT- INE" STANDING SEAN MTL. ROOF NG W/ 6" P kNS (FYP.); ALL FLA RING & R UIRE TR0 CESTABLISHED(GRADE TO ATC (VIF -0--MAX FROM 35.24') I I FF. 19'-5 1/4" PL.18'_4 1 8' J' 3" DIA. ZINC RWL.; TIE INTO AREA DRAIN SYSTEM FF. 9'-2 1 /8" PL. 8'-l-" I ZI w 0 d viw vI FF. 0'-0" (11.70) ESTAB. GRADE Il 1. 4L FF. 19'=51 4" 111111 FLAT ROOF EDGE (30.92) FF. 9'-2 1/ - PL. 8'-1" _ _ _ FF. 0'-0" (11.7 ESTAB. GRADE EX. FIN. GRADE Al I Al o CAP ATTIC VENTILATION .5 SF./66 SQ.IN.: ZINC ROOF FACIA NE SMOOTH PLASTER FINISH (TYP.) 2.9 SMOOTH PLASTER 18 FINISH (TYP.) 1/2 -ROUND SINGLE BEAD ZINC GUTTER - - - —ACID WASHED CAST CONC. — - - — - I WATER TABLE DETAIL (TYP.) — - — SMOOTH PLASTER FINISH (TYP.) D -D 3.2 �RHEINZINK "PROTCT-UNE" STANDING SEAM MTL. ROOFIN I W/ 16" PANS (TYP.); ALL FLASHING & REQUIRED TRIM TO MATCH (MF.) I 2C 3" DIA. ZINC RWL.; TIE INTO AREA DRAIN SYSTEM �C SMOOTH PLASTER FINISH (TYP.) V LN N N I Y 14'-0° MAX FROM LE I � I ESTABLISHED GRADE (35.24') ZINC CHI Al m I FLAT ROOF EDGE (30.92') 1 ZINC CLAD AWNING ROOF WITH INTEGRAL/CONCEALED GUTTER; RUN RWL. THROUGH WALL AND TIE TOP OF RIDGE_ INTO AREA DRAIN SYSTEM ELEVATION POINT 1 EGRESS WI W _ 4' 29'-0" MAX FROM 20"X 42" S ESTABLISHED GRADE OPE CLR. OPENING (40.24') 9:12 QI 1 (FIN. 0 NG.) ELEVATION POINT 24' 0° MAX FROM - - ESTABLISED GRADE (35.24') a) FF. 19'=51 4" 111111 FLAT ROOF EDGE (30.92) FF. 9'-2 1/ - PL. 8'-1" _ _ _ FF. 0'-0" (11.7 ESTAB. GRADE EX. FIN. GRADE Al I Al o CAP ATTIC VENTILATION .5 SF./66 SQ.IN.: ZINC ROOF FACIA NE SMOOTH PLASTER FINISH (TYP.) 2.9 SMOOTH PLASTER 18 FINISH (TYP.) 1/2 -ROUND SINGLE BEAD ZINC GUTTER - - - —ACID WASHED CAST CONC. — - - — - I WATER TABLE DETAIL (TYP.) — - — SMOOTH PLASTER FINISH (TYP.) D -D 3.2 �RHEINZINK "PROTCT-UNE" STANDING SEAM MTL. ROOFIN I W/ 16" PANS (TYP.); ALL FLASHING & REQUIRED TRIM TO MATCH (MF.) I 2C 3" DIA. ZINC RWL.; TIE INTO AREA DRAIN SYSTEM �C SMOOTH PLASTER FINISH (TYP.) FORMED ZINC TERRACE FACIA LN I Y 14'-0° MAX FROM LE I FW__ N ESTABLISHED GRADE (35.24') FORMED ZINC TERRACE FACIA C ZINC ROOF FACIA 2.8 'NI gILING Al 0 =DGE^^ Al VARIES 3'-0" Tn �•_t" HARDIE ARTISAN COLONIAL SIDING W/ 6-3/4" TO WEATHER lA SMOOTH PLASTER FINISH (TYP.) m ACID WASHED CAST CONC. Q WATER TABLE DETAIL (TYP.) 10 42"H. FR LS. TEMP. GLASS PNL. RAILING WINDOWS WITHIN 24" OF FIN. FLR. SHALL NOT OPEN MORE THAN 4" SMOOTH PLASTER FINISH (TYP.) GRADE (11.24) EX. FIN. GRADE ACID WASHED CAST CONC. - WATER TABLE DETAIL (TYP.) ----- - --------------------------------- NORTH ELEVATION I LN C ZINC ROOF FACIA 2.8 'NI gILING Al 0 =DGE^^ Al VARIES 3'-0" Tn �•_t" HARDIE ARTISAN COLONIAL SIDING W/ 6-3/4" TO WEATHER lA SMOOTH PLASTER FINISH (TYP.) m ACID WASHED CAST CONC. Q WATER TABLE DETAIL (TYP.) 10 42"H. FR LS. TEMP. GLASS PNL. RAILING WINDOWS WITHIN 24" OF FIN. FLR. SHALL NOT OPEN MORE THAN 4" SMOOTH PLASTER FINISH (TYP.) GRADE (11.24) EX. FIN. GRADE ACID WASHED CAST CONC. - WATER TABLE DETAIL (TYP.) ----- - --------------------------------- NORTH ELEVATION I ELE_VATION POINT I Y 14'-0° MAX FROM ESTABLISHED GRADE (35.24') Al FLAT ROOF EDGE (30.92') ZINC CLAD AWNING ROOF WITH INTEGRAL/CONCEALED GUTTER; RUN RWL. THROUGH WALL AND TIE INTO AREA DRAIN SYSTEM HARDIE ARTISAN BEVEL CHANNEL SIDING W/ 9" TO WEATHER FF. 9'-2 1/8' PL. 8'-1" ESTAB. GRA A EX. FIN. GRADE WEST ELEVATION Description N 0- i 0 W VU Zs V W N Q m _ L 0 W � Z 2 0 V ' Q 0 caLU m 0 V O co O EXTERIOR ELEVATIONS Revisiaas/Issues OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 O� CDP Correction #1 Resubmittal Issue 10.12.2017 1 ¢ J CDP Revised Design Resubod"al Issue 01.30.2018 Date 05/23/2016 Drawn: A REUSSER Scale: 1/4" _ V-0" Sheet Number A-4.0 J 00 CD M CD N r -I 00 CD N r -I N N SOUTH ELEVATION E-E D -D C -C 3.2 T ZINC CHIMNEY C CAP ( 30sf.ZINC STAIR PAINTED HARDI-PLANK 20.6sf ZINC CLAD Al (30sf.) ENCLOS. DORMER WINDOW ELEVATOR ENCLOS.; _ I ROOF; SHEET DRAIN FRAME AND TRIM SHEET DRAIN ROOF. nDE RIDGE �y N POINT Y 2_0hLLL AX FROMHED GRADE����N POINT h ❑❑SQUARE SING EAD ZINC GUTTERAX FROM YTOP OF RAILING 3475' 3C El ESTABLGRADE FF. 19'-57 4" PL. 18'-41/8"- - - FF. 9'-2 1 8' PL. 8'-1" - --- A ----------!� SMOOTH PLASTER lei FINISH (TYP.) 15 L_ 74 L_ 2 L- 10 l 9 s -7 i -� Z4____________ LEI T�fil�'TTLT IV vvGAIN _ _FF. 9'-21/8" N r I I I I I N __ 1 p L_______------------ 1 1 g' Z SMOOTH PLASTER FINISH (TYP.) F ae w O L- 3" DIA. ZINC RWL; 6 T� TIE INTO AREA -A IZ DROPPED CEILING AT Ic, L--� DRAIN SYSTEM TRASH ENCLOS—� ACID WASHED CAST CONC. WATER TABLE DETAIL (TYP.) I FF. 0'-0" (11.70) SMOOTH PLASTER - s FINISH (TYP.)-- EX. FIN. GRADE - - - - - - - L--- - WOOD LOUVERED ATTIC VENTILATION 1.7 SF./247.4 SQ.IN.: 9:12 TOP OF RIDGE ELEVATION POINT 29'-0" MAX FROM ESTABLISHED GRADE (40.24') 9'-11 1/8" ROOF O.H. FF. 19'-5 1 $' - - - -PL. 18'-41 8" I LIVE] LEI - _ _FF. 9'-21/8" WOOD LOUVERED ATTIC VENTILATION 1.7 SF./247.4 SQ.IN.: 9:12 TOP OF RIDGE ELEVATION POINT 29'-0" MAX FROM ESTABLISHED GRADE (40.24') 9'-11 1/8" ROOF O.H. FF. 19'-5 1 $' - - - -PL. 18'-41 8" ZN EAST ELEVATION D,,[,ai,n q., a 0 W U Z� V LU (1) 41 Qm } i 0 N LU N C/ Z 2 i U ' <0 0 wm ma U O Co O r EXTERIOR ELEVATIONS Revisioms/lssues OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 OCDP C.rssion #1 Resubmittal issue 10.12.2017 CDP Revised Design Resubmittal Issue 01.30.2018 Date: 05/23/2016 Dri K RELISSER Scale: 114" 0 1'_0n Sheet Number A-4• 2:�L - _ _FF. 9'-21/8" -- PL 8'-1"_ I 1 1 g' Z SMOOTH PLASTER FINISH (TYP.) F ae w O 0 6 IZ Ic, ACID WASHED CAST CONC. WATER TABLE DETAIL (TYP.) I FF. 0'-0" (11.70) ESTAB. GRADE L 1 EX. FIN. GRADE ZN EAST ELEVATION D,,[,ai,n q., a 0 W U Z� V LU (1) 41 Qm } i 0 N LU N C/ Z 2 i U ' <0 0 wm ma U O Co O r EXTERIOR ELEVATIONS Revisioms/lssues OCity Pre -Planning Review Issue 03.01.2017 OPermit Submittal Issue 09.23.2017 QCDP#1 Corrections 10.11.2017 OCDP C.rssion #1 Resubmittal issue 10.12.2017 CDP Revised Design Resubmittal Issue 01.30.2018 Date: 05/23/2016 Dri K RELISSER Scale: 114" 0 1'_0n Sheet Number A-4• 2:�L NORTH 0' 8' 16' I I SCALE: 1"=8' NOTE: REC❑RD EASEMENTS ARE NET PLOTTED IE ANY MONUMENT NOTES CENTER LINE CONC, CONC. (10,62TC (9.89EL) SIGN CONC. (9.78) S CONC. I (10.00FL) z (10,50TC) ou (10,04FS) �; CONC. INDICATES SET L&T L.S. 4653 1' O/S P.L. ■ INDICATES SET L&T L.S. 4653 2' DES P L LEGEND BUILDING DESCRIPTI❑N CD (123.45) MEAS. ELEVATIONS I#CDo ( ) REC. BRG. & DIST. z DECK 00,59TC) # BRICK w(1018FS) WALL W — — BUILDING PROPERTY LINE # `` FENCE CON(, �S N. 5. NATURAL GRADE L3 P.P. POWER POLE WM WATER METER o `tion' E.E. FINISH FLOOR U U. F. GARAGE FLOOR CONC CONCRETE F. S. FINISH SURFACE M.H. MAN -HULL P PLANTER A.C. ASPHALT T.G. T❑P-GRATE RdM SURVEYING INC RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA. HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYIN62C❑X.NET CENTER LINE CONC, CONC. (10,62TC (9.89EL) SIGN CONC. (9.78) S CONC. I (10.00FL) z (10,50TC) ou (10,04FS) �; CONC. # S� BUILDING CD Lo cu Q I#CDo z 00,59TC) • - w(1018FS) # W G w # `` CON(, �S L3 S co o `tion' (10,77TC) U (10 4OFS) CONC. CONC. 4.0- 25.0 CONC. (1114TC) (10,71EL) �P 01 qi CONC. 2.5 GUTTER CONC. T❑P❑GRAPHIC SURVEY ADDRESS OF PROJECT: 1703 EAST OCEAN NEWPORT BEACH, CA JOB: 61-14 DATE: 4/18/16 .0 CONC, X U J RID N O � CONC CONC, =8�0 E _ . 4 6'. 00' c CONC. /y(11.O1NG) 0 �S� tit CENTER tiq �ti° LINE — o. CONC, CONC. w 0 OCEAN BLVD. 3 CONC, CONC. O �' � tiS'yr S CONC. jS ,0,2 �3F� L �`0.2� °Ogg i v�� 0u # # # CONC. s �CONC. c CONC. CON(. R 8 4 2 0.0 G*' -,CENC. � * bN. PROPERTY o tic LINE �g�S cu �1g' °b fi( 31.81) RIDGE v�J 3 =N= S� (33.29) w °� RIDGE U 2 STURY 8.2 s c� CONC. �S, BUILDING P O �S� X32 h •#�� CONC. U 1ti. P •W CONC, m ° S ° �_D �� S x _ F 1.0 - o CRC r r 1 - �o co Ln v, #CJ o s� x� - `titi 40 # 2,9 # -+ PROPERTY [D LINE CONC. CONC. ° P °~� (�j o �tig� tiPg P GAS METER M - I PROPERTY �� LINE z °�� 7 I • o CONC. 2 g� (31.88) �ti` RIDGE # 7 CONC. CONC, 0 M CONC. o CONC. CONC. un I 0 CON(PROPERTY 1 . LINE a 2O�S, F 00� # SFS # D=0°1T-�4rr # ■ J # # �titi PO # ti. 7/` 00 `\ L= 44,22 s�� �� ALLEY °1 R=8490,00 # _ _CON(, `~ CONC. CONC, �ON� CON(, — CON(. CON(, z #0 J # # J # # w CENTER #F $ LINE ID I� s � U # # # # # o F1 _ N OWNER ANNIE HAGAN LEGAL DESCRIPTI❑N:BENCH MARK: LOT 31 LIFRECORD OF SURVEY NO. 2004-1200 NB1 4 71, ELEVATION = 7.83 NAVD 88 DATUM LAND S� v0 RON o J MIEDEMA 70 NO. 4653 'f EXP, 9/30/17 TS -1 22 # I BUILDING CD Lo cu Q I#CDo m � # I # `` S co of # CONC. ° P °~� (�j o �tig� tiPg P GAS METER M - I PROPERTY �� LINE z °�� 7 I • o CONC. 2 g� (31.88) �ti` RIDGE # 7 CONC. CONC, 0 M CONC. o CONC. CONC. un I 0 CON(PROPERTY 1 . LINE a 2O�S, F 00� # SFS # D=0°1T-�4rr # ■ J # # �titi PO # ti. 7/` 00 `\ L= 44,22 s�� �� ALLEY °1 R=8490,00 # _ _CON(, `~ CONC. CONC, �ON� CON(, — CON(. CON(, z #0 J # # J # # w CENTER #F $ LINE ID I� s � U # # # # # o F1 _ N OWNER ANNIE HAGAN LEGAL DESCRIPTI❑N:BENCH MARK: LOT 31 LIFRECORD OF SURVEY NO. 2004-1200 NB1 4 71, ELEVATION = 7.83 NAVD 88 DATUM LAND S� v0 RON o J MIEDEMA 70 NO. 4653 'f EXP, 9/30/17 TS -1 22 PRECISE GRADING PLAN FOR HAGAN RESIDENCE 1703 EAST OCEAN BLVD., NEWPORT BEACH, CA 92661 GRADING BENCH MARK CUT GENERAL C.Y. FILL 50.00 C.Y. IMPORT NOTES C.Y. XPOiiiiiii GRADING FILLS/CUTS CONT. NOTICE TO CONTRACTOR OVEREXCAVATION AND RECOMPACTION 211.00 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER 1,820 SQ -FT PROPOSED IMPERVIOUS AREA 2,624 CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY GENERAL PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BE REQUIRED TO SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL RESPECTIVE CANYON. OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY P REQUIREMENTS OF THE PERMIT. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. FOR LINE AND GRADE. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR sof CONSTRUCTION PERIOD. OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE PROFESSIONAL. E HOLIDAYS PER SECTION 10-28 OF THE NBMC. TESTING. 2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE CORONA DEL MAR SECTION 10-28 OF THE NBMC. DICTA BUILDING DEPARTMENT. SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND 4216 F THE GOVERNMENT WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS TIMES. IDENTIFICATION NUMBER BE ISSUED CHAPTER 15 OF THE NBMC. THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS PROTECTING UTILITIES. GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY DIRECT SUPERVISION. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL 3, THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR VALID. FOR YOU DIGALERT I.D. NUMBER MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OF OPERATION. VICINITY MAP GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO AVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE BUILDING DEPARTMENT FOR APPROVAL. REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BEFORE YOU DIG. DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND AND IS RESPONSIBLE FOR THE PROTECTION OF, AND ANY DAMAGE TO THESE BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LINES OR STRUCTURES. CHAPTER 15 OF THE NBMC. LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND NOTE TO SURVEYOR TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT INA "STOP WORK" ORDER. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED INSPECTOR PRIOR TO FOUNDATION INSPECTION. SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE COMPACTED FILL BLANKET WILL BE PLACED. ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS OFFSET BEFORE STARTING GRADING. DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR EROSION CONTROL RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ADDITIONAL NOTE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING 1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND TO MAY 15. PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR OCTOBER 15 AND MAY 15. INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL APPROVAL. THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY UNTIL DEWATERING IS STOPPED. PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, DOCUMENTATION 2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. 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 2 CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR 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 CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 3 GRADING FILLSICUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 NOTI 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 INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND 3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE PUBL NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND WITHIN THE PUBLIC RIGHT-OF-WAY. COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT 2 A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING REQUIRED BEFORE THE BUILDING PERMIT FINAL CAN BE ISSUED. AT THE TIME OF INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE IN ACCORDANCE WITH THE JOB SPECIFICATIONS. SIDEWALK, CURB AND GUTTER, AND ALLE/STREET PAVEMENT WILL BE REQUIRED. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORK INSPECTOR. GEOLOGIC FACTORS. IC WORKS NOTE OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT APPLIED TO THE FILL AREAS. RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED PLACING OF THE FILL. BY THIS PERMIT. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORK 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR DEPARTMENT. CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. SHEET INDEX TITLE SHEET C-1 PRECISE GRADING & DRAINAGE PLAN C-2 SECTIONS & DETAILS C-3 EROSION CONTROL PLAN C-4 GEOTECHNICAL RECOMMENDATION C-5 EARTH WORK QUANTITY BENCH MARK CUT 8.00 C.Y. FILL 50.00 C.Y. IMPORT 42.00 C.Y. XPOiiiiiii 0.0 C. . OVEREXCAVATION AND RECOMPACTION 211.00 C.Y. 1 EXISTING IMPERVIOUS AREA 1,820 SQ -FT PROPOSED IMPERVIOUS AREA 2,624 SQ -FT NOTE: � QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY. MAIMED ANNIE HAGAN 1703 EAST OCEAN BLVD. NEWPORT BEACH, CA 92661 ARCHITECT REUSSER BERGSTROM ASSOCIATES 1428 NO. HOLLISTON AVE. PASADENA, CA 91104 PHONE: 626-345-1285 SOIL ENGINEER COSTAL GEOTECHNICAL, INC. 1200 WEST COMMONWEALTH AVE. FULLERTON, CA 92833 PHONE: 714-870-1211 CIVIL & STRUCTURAL ENGINEER CORE STRUCTURE INC. 23172 PLAZA POINTE DRIVE, SUITE #145 LAGUNA HILLS, CA 92653 PHONE: 949-954-7244 C 0 The RE Fro. G�oetnd c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: HAGAN RESIDENCE ARCHITECT: REUSSER BERGSTROM ASSOC. 1428 NO. HOLLISTON AVE. PASADENA, CA DEVELOPER: ADDRESS: 1703 OCEAN BLVD. NEWPORT BEACH, CA REVISIONS NO. DATE I DESCRIPTION 1 02/06/2018 1 1ST PLAN CHECK SHEET NAME: TITLE SHEET PROJECT NUMBER: 70154 DESIGNED BY:CHECKED BY: PLOT DATE: 02/06/2018 SHEET NUMBER: C-1 BENCH MARK Nell Pegeney Nave„Ream Newoen 8-h +'" My„a„„elelie� NEWPORT CENTER NB1 4 71, ELEVATION = 7.83, NAVD 88 DATUM i,,,eo,. •„rmv ce .s Newpo„ &am rmonna„ °<s,,, ,� �'Myce rry cwe e eav:.me nremnm,"e P a sof SITE¢ eemo.,.,e"e E CORONA DEL MAR DICTA RT14217 IRT 4216 F THE GOVERNMENT CODEON REQUIRES o IDENTIFICATION NUMBER BE ISSUED o BEFORE A "PERMIT TO EXCAVATE" WILL BE , VALID. FOR YOU DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL VICINITY MAP FREE 1-800-422-4133 TOW WORKING DAY BEFORE YOU DIG. NOT TO SCALE C 0 The RE Fro. G�oetnd c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: HAGAN RESIDENCE ARCHITECT: REUSSER BERGSTROM ASSOC. 1428 NO. HOLLISTON AVE. PASADENA, CA DEVELOPER: ADDRESS: 1703 OCEAN BLVD. NEWPORT BEACH, CA REVISIONS NO. DATE I DESCRIPTION 1 02/06/2018 1 1ST PLAN CHECK SHEET NAME: TITLE SHEET PROJECT NUMBER: 70154 DESIGNED BY:CHECKED BY: PLOT DATE: 02/06/2018 SHEET NUMBER: C-1 22 CONC CENTER LINE F -ONC D=89°36156" (9 7e) COL=23.46' BOT R=15.0.0' ��u�e� � c x� <9 e9Fu V:VV V CONC, 1 10.20 TF OOOFL) z 0 9)' 6)C OSOTC� 11� � 1004FS� L9 R N 23016--36" E 55.09 �s o Tv z 10 U (1059TC) (10 18F -Lu LU _ L �I n n n 212.07 TWs � u 10`80>FS 10.07 TFC coNc C0 I1L46 FS/ U) 2 'g451 12.07 z0.9i6 FS A N°/ 10.07 TF d � 11146 FS` C3 040FC� encs} CONC 25.0' s CONC Cao ( 11,14TC) (10J1FL) CONC, �L o �� O o' x'1.0' 5.0' 4.0' n 9.98 INV r U Z U U CONC X UJ .n nj o� a', CENTER LINE CONC 10".81 FS 10.207iTF m [�ll11U1 A, CONC 4� OCEAN BLVD E. OCEAN T CONC `J al ° =R 0 BLVD. CONC� D=0 ,101'43" > LE=28.6841' R 8420:00-IINC Lti° cDNC �T�I"I� 10.81 2 10.20 FG �rA titins I o � ��7iy�� �oF �� 33 z9 11.03 TG 101.03 FS 1 11.55 FS �o� 11.03 FS oa>� - NIOCE 10:03 INV - 11.03 FS �A Lu LU U T U R Y 11.24 FS 996i�TG - a 11.66 FS _ ) s V 1 1 01 /\U BUILDING CONC 1&23T,C12.00TC Ltii 11.0 1j .56� FS 11.66 FS I mo- 10;-16TG 01NV 2 66-FS� 3 CONC FF 11.70' ��; ����,1DUILDING z^ia _a PA = 10.95' CU 11.32 FSA� 006 .2- _ ro A 11.36 FS # r -� oo # s, CONC c CONC o CONC o. CCNC U� 1200TC 110 f�k 2% o le�;sF�,�T1" T R N22°48'36"E 70.00' go2 L:C1 rGF= 11.66 09 14 11.32 F 2# T6C2F�C%1.817 11.54 FS 11.85 TC o 13 11276 TC P � � q� p1i1:52FF'iS 11.43 FS 11 TG 11.74 TC 11.94 TC 10 46 2 11�41CFS 2°�3F� ei�88� 11.60 FS o 15 IN a -, 0 11.68TC���� RIDGE # rl 11.35 FS 11.41 FS 11.78 TC a r>0 TW X1 X45 FSal F0 E s� / MATCH,EXIST, T/ I 2,�, GF= 11.45 # # 8 # 61 J C SNC COD # EXIST WATER METER PROTECT -IN PLACE v1 �' s� �( CONC z o L) U r�i PRECISE GRADING PLAN SCALE 1"=8' 10.70 T A L0 # # ALLEY 0 CON cONc CENTER LINE # J " Oc 8 Lti' FL_ C� �_17$54'0 =44.22' Fes -84900' CONC ALLEY A, D CONSTRUCTION NOTE 1 INSTALL 6" DIA. ATRIUM DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL WITH 4" REM MINI-GT4 INLET FILTER. 2 INSTALL 6" DIA, DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL WITH 4" REM MINI -GTI INLET FILTER. 3 INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. 4 CONSTRUCT PRIVATE DRAIN THROUGH CURB PER STD 184-L. 5 REMOVE EXIST SEWER CLEAN OUT AND INSTALL NEW SEWER CLEAN OUT AND LATERAL PER STD -406-L. 6 INSTALL DOWNSPOUT WITH 4" REM MINI-GT4 INLET FILTER. 7 CONSTRUCT LOW BRICK WALL WITH FENCE. SEE LANDSCAPING PLAN FOR DETAIL. 8 TEMPORARY 1-1/8" THICK PLYWOOD SHORING PER GEOTECHNICAL ENGINEERING REPORT. LEGEND - 100 - U S, z � U 2� - 100 - Ly, v ^ • 1�OFS SPOT ELEVATION -C>_ PROPOSED CONCRETE PAD 4-i ^- PROPOSED STORM DRAIN Fulc::)]uzm EXIST SCREEN WALL CONC X UJ .n nj o� a', CENTER LINE CONC 10".81 FS 10.207iTF m [�ll11U1 A, CONC 4� OCEAN BLVD E. OCEAN T CONC `J al ° =R 0 BLVD. CONC� D=0 ,101'43" > LE=28.6841' R 8420:00-IINC Lti° cDNC �T�I"I� 10.81 2 10.20 FG �rA titins I o � ��7iy�� �oF �� 33 z9 11.03 TG 101.03 FS 1 11.55 FS �o� 11.03 FS oa>� - NIOCE 10:03 INV - 11.03 FS �A Lu LU U T U R Y 11.24 FS 996i�TG - a 11.66 FS _ ) s V 1 1 01 /\U BUILDING CONC 1&23T,C12.00TC Ltii 11.0 1j .56� FS 11.66 FS I mo- 10;-16TG 01NV 2 66-FS� 3 CONC FF 11.70' ��; ����,1DUILDING z^ia _a PA = 10.95' CU 11.32 FSA� 006 .2- _ ro A 11.36 FS # r -� oo # s, CONC c CONC o CONC o. CCNC U� 1200TC 110 f�k 2% o le�;sF�,�T1" T R N22°48'36"E 70.00' go2 L:C1 rGF= 11.66 09 14 11.32 F 2# T6C2F�C%1.817 11.54 FS 11.85 TC o 13 11276 TC P � � q� p1i1:52FF'iS 11.43 FS 11 TG 11.74 TC 11.94 TC 10 46 2 11�41CFS 2°�3F� ei�88� 11.60 FS o 15 IN a -, 0 11.68TC���� RIDGE # rl 11.35 FS 11.41 FS 11.78 TC a r>0 TW X1 X45 FSal F0 E s� / MATCH,EXIST, T/ I 2,�, GF= 11.45 # # 8 # 61 J C SNC COD # EXIST WATER METER PROTECT -IN PLACE v1 �' s� �( CONC z o L) U r�i PRECISE GRADING PLAN SCALE 1"=8' 10.70 T A L0 # # ALLEY 0 CON cONc CENTER LINE # J " Oc 8 Lti' FL_ C� �_17$54'0 =44.22' Fes -84900' CONC ALLEY A, D CONSTRUCTION NOTE 1 INSTALL 6" DIA. ATRIUM DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL WITH 4" REM MINI-GT4 INLET FILTER. 2 INSTALL 6" DIA, DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL WITH 4" REM MINI -GTI INLET FILTER. 3 INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. 4 CONSTRUCT PRIVATE DRAIN THROUGH CURB PER STD 184-L. 5 REMOVE EXIST SEWER CLEAN OUT AND INSTALL NEW SEWER CLEAN OUT AND LATERAL PER STD -406-L. 6 INSTALL DOWNSPOUT WITH 4" REM MINI-GT4 INLET FILTER. 7 CONSTRUCT LOW BRICK WALL WITH FENCE. SEE LANDSCAPING PLAN FOR DETAIL. 8 TEMPORARY 1-1/8" THICK PLYWOOD SHORING PER GEOTECHNICAL ENGINEERING REPORT. LEGEND - 100 - EXISTING CONTOUR - 100 - PROPOSED CONTOUR • 1�OFS SPOT ELEVATION PROPOSED CONCRETE PAD 4-i ^- PROPOSED STORM DRAIN EXIST SCREEN WALL PROPOSED SCREEN WALL ® PROPOSED RETAINING WALL - --r-- FLOW LINE PAD PROPOSED PAD ELEVATION FS PROPOSED FINISHED SURFACE FG PROPOSED FINISHED GROUND FF PROPOSED FINISHED FLOOR INV INVERT OF PIPE TG TOP OF GRATE PL PROPERTY LINE TW TOP OF WALL TF TOP OF FOOTING TC TOP OF CURB NOTE: 1. SLAB SHALL BE UNDERLINED BY A MINIMUM OF 4 INCHES GRADED GRAVEL OR CRUSHED STONE. 2. A CAL -OSHA PERMIT IS REQUIRED FOR FOR EXCAVATION DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING. 3. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. 4. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING SHORING AND EXCAVATION OPERATION AND DURING REMOVAL OF SHORING. 5. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. 16 12 8 4 0 8 16 SCALE 1"=8' C� RE Foie The 6r 'd c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www. corestru ctu re. com PROJECT NAME: HAGAN RESIDENCE ARCHITECT: REUSSER BERGSTROM ASSOC. 1428 NO. HOLLISTON AVE. PASADENA, CA DEVELOPER: ADDRESS: 1703 OCEAN BLVD. NEWPORT BEACH, CA REVISIONS NO. DATE DESCRIPTION 1 02/06/2018 1ST PLAN CHECK SHEET NAME: PRECISE GRADING PLAN PROJECT NUMBER: 70154 DESIGNED BY:CHECKED BY: PLOT DATE: 02/06/2018 SHEET NUMBER: C-2 Co RE Foin The 6r ,d c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: HAGAN RESIDENCE ARCHITECT: REUSSER BERGSTROM ASSOC. 1428 NO. HOLLISTON AVE. PASADENA, CA DEVELOPER: ADDRESS: 1703 OCEAN BLVD. NEWPORT BEACH, CA REVISIONS NO. I DATE I DESCRIPTION 1 102/0612018 1 1ST PLAN CHECK SHEET NAME: SECTIONS & DETAILS PROJECT NUMBER: 70154 DESIGNED BY:CHECKED BY: PLOT DATE: 02/06/2018 SHEET NUMBER C-3 31 ALLEY OCEAN 25 BLVD 25 I I GL 20 I I I 1 20 I I I I j II I II FINISH SURFACE I j 15 I I I I I I j II -' II I I 15 I I FF= 11.70' II 2% I -0000-- 0000 --INN 0 No�- — - — - `-- --___ -----------�1_0000- 0000-j 10 J 1 0000-- 10 0000 EXIST SURFACE 0000 f ��-� 1 e z J// OVER -EXCAVATION 4" SUB -GRADE 5 SECTION B -B � 5 SCALE 1"=4' 25 R 25 1ST m �,,,,,, Revel Environmental Manufacturing Inc. '�72 =' sales@remfiltehs.com (888) 526-4736 Lie No. 8>74.10 STREET PROPOSED + ^ Northern Cnlifornin Southern California "61 • : • 20 WALL 20 n 960-B Detroit Avenue 2110 South Grand Avenue Procedures Concord, California 94518 Santa Ana, 4) 55 -26 92705 i�.1V1 P: (925) 676-4736 F: (714) 557-2676 wow.remfilrcrs.com F: (925) 676-8676 F: (714) 557-2679 PROPOSED CURB PROPOSED GARDEN WALL REM TRITON Filter Recommended Maintenance Procedures: REMOVE EXIT WALL PROPOSED SURFACE Maintenance and Inspections: 15 15 In order to ensure proper operation, REM (Revel Environmental Manufacturing, Inc.) recommends that Z REM Stormwater filters be serviced and maintained when debris and pollutant accumulations exceed no more than 80% of the filter's capacity. REM recommends that the filters are inspected and serviced at a 2% F F-11 c 7 042% minimum of three times (3X's) per seasonal cycle year. The frequency and length of duration between fluctuate local I 2% .701 2 /0 inspections and maintenance may based on specific site conditions such as weather _conditions, site use, and pollutant type and loading volume. ----— 10 -----0000 10 Filter Media Replacement: L �� _ �1 In order to ensure proper operation, REM recommends that the FOG Media, or other specified media EXIST SURFACE 1 (such as Activated Carbon, and/or Zeolite) be replaced when the outer surface of media is no more than 4" SUBGRADE 1 50% coated with contaminants. (The surface area of REM's standard FOG media is stark white in color. The media will blacken with encapsulated contaminants over time.) It is recommended that REM media packs and Bioflex be replaced a minimum of one time (1X) per seasonal cycle year. Sites with higher pollutant loading concentrations may require more frequent service and media replacement. Purchase from REM 526-4736 Custom replacement media packs at (888) or sales@remfilters.com. media SECTION A -A OVER -EXCAVATION configurations are available upon. Disposal: SCALE 1"=4' Captured pollutant debris and spent media must be disposed of in accordance with all Federal, State, and TOP OF GRATE FINISH GRADE Grate to (Square or Round) DOWNSPOUT PER ARCHITECT'S PLAN Local Laws and Regulations. ELEV. PER PLAN Overflow Bypass DOWNSPOUT EXTENSION On-site Procedures for Triton Catch Basin Filter Inserts: PER WEEPSCREED : /%/ PER \\ Ground Surface ATTACHED W/ (1) SCREW EACH SIDE 1. Secure area (proceed with traffic and pedestrian control plan). "N.D.S." BLACK 6" ROUND GRATE WITH ADAPTOR 2. Clean surface area immediately around each storm drain utilizing stiff bristled push -broom, flat Support Bracket BUILDING FACE shovel or industrial vacuum. 2% x Cartridge with r ' Media Pak REM MINI-GT4 INLET FILTER (AC It/;N/ MEDIA) 3. Proceed with confined space procedures as necessary. FF PVC RISER IF NEEDED ( ) Area drain body r 1 (Existing area for 4. Remove grate or manhole cover and set aside. ni iil r capturing debris > Self Tightening PVC RISER (LENGTH VARIES) 5. Inspect perimeter filter flange gasket. Confirm media cartridge is secure in the filter basin. REM MINI GT4 INLET FILTER iu�Ill lf=llfff Debris RingFINISH GRADE 6. Remove debris trapped in grate slot openings. 1mlllli- 111110 (AC MEDIA)7. Utilize an industrial vacuum to remove debris from within filter basin. CONCRETE" 45ELL Existing Exit Pipe m -- m -- - -aiiii- 8. Pressure wash media pack through the stainless steel cartridge. (Avoid discharge b utilizing anPVC Overflow Bypass industrial vacuum to remove excess water while pressure washing). PAD a 1 %MIN. 9. Inspect media housed inside stainless steel cartridge. REM recommends replacing the filter media a minimum of once a year (see Filter Media Replacement above). TRITON - MINI-GT'S (For Area Drains) SERIES FILTER PVC 900 ELL. 10. Place grate or manhole cover back on catch basin grate frame. PVC DRAIN LINE By REM Inc. (888.526.4736) 4" PVC SDR 35 11. Secure dated service lock -out to on rate lid. g g 3' MIN SIZE PER PLAN ( ) PVC 45° ELL OR DETAIL 12. Identify catch basin on site map for tracking and reporting. WEEPSCREED WYEASSHOWN II REM 4 MINI-GT4 INLET FILTER 13. Note observations, concerns or recommendation regarding specific filter on maintenance report. NOT TO SCALE 14. Remove pedestrian and/or traffic control barricades. - z PVC DRAIN LINE (SIZE PER PLAN) FF MIIN� X11 CONTINUED PVC DRAIN ll=1T1i-uTu= DETAIL ill_IIIIIII - LINE III=11111= _ ° IIITr 4 _ ILII -1111' SLOPE PER PLA 1 DOWNSPOUT NOT TO SCALE REM Revel Environmental Manufacturing, Inc. (888) 526-4736 sales@remfilters.com remfilters.com PAD ad 0 CONSTRUCTION NOTE 1 INSTALL 6" DIA. ATRIUM DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL WITH 4" REM MINI-GT4 INLET FILTER. DETAIL 1 DETAIL INLET DRAIN 2 INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL WITH 4" REM MINI-GT4 INLET FILTER. BUILDING DRAINAGE NOT TO SCALE 3 INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. NOT TO SCALE 4 CONSTRUCT PRIVATE DRAIN THROUGH CURB PER STD 184-L. 5 REMOVE EXIST SEWER CLEAN OUT AND INSTALL NEW SEWER CLEAN OUT AND LATERAL PER STD -406-L. 6 INSTALL DOWNSPOUT WITH 4" REM MINI-GT4 INLET FILTER. 1 7 CONSTRUCT LOW BRICK WALL WITH FENCE. SEE LANDSCAPING PLAN FOR DETAIL. 8 TEMPORARY 1-1/8" THICK PLYWOOD SHORING PER GEOTECHNICAL ENGINEERING REPORT. Co RE Foin The 6r ,d c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: HAGAN RESIDENCE ARCHITECT: REUSSER BERGSTROM ASSOC. 1428 NO. HOLLISTON AVE. PASADENA, CA DEVELOPER: ADDRESS: 1703 OCEAN BLVD. NEWPORT BEACH, CA REVISIONS NO. I DATE I DESCRIPTION 1 102/0612018 1 1ST PLAN CHECK SHEET NAME: SECTIONS & DETAILS PROJECT NUMBER: 70154 DESIGNED BY:CHECKED BY: PLOT DATE: 02/06/2018 SHEET NUMBER C-3 31 CONC CENTER LINE R LONG D=89°36156" (9 7B) C1NIL L=23.46' BOT. R=15.0.0' In c xl 989Fu CONC [INC CONC /q f o� c CONC 25.0' CONC (11,14TC) (10J1FD 41 0 0 ~1_0' 5.0' 4.0' U Z S� �- U n. U S u w Z U Cod F� J S, 2s, �F CONC CONC CENTER LINE OCE A n n BLV n � n D o G�1 CONC 4- �J E. LOOCEAN BLVD. CONI �+ CONC, 0 CONC S X�C C11NCic �' ��� % WM'-'1 V # N > 11 WM`;3 wV # $WM"-4, CONI w 2h (33,29) RIDGE CD CONC B❑ILDIN L� P 4 CONC FF 11.7 ��� PAD=10 AWE -1- # I a S 0 F cONC S� JP 0 CONC ,q cONr 2 `SSE -7 F= 11.66' (3198) RIDGE 1 # EXIST WATER METER PROTECT --IN PLACE # # tnNf, PRECISE GRADING PLAN SCALE V=8' EROSION CONTROL CONSTRUCTION NOTES: ❑1 INSTALL EROSION CONTROL SAND BAGS 2 ROW X 2 GRAVEL BAGS HIGH. ❑2 PROVIDE CONSTRUCTION ENTRANCE TC -1. ❑3 INSTALL INLET PROTECTION ALONG EXISTING INLETS. C"Cos# �tiP' Q (-114) w 4L GAS FS, 0 OAFS, 4*0 00 CONC r°L=28.68' 41 R=8420 00-IINC 1° `tiJ cONc 1° 0 W a 0, JD C uJ I�ti�� BUILDING CONC CONC o co 0 cENC,� RN22048'36"E 70.00' S, 1° Lti. 0 L rm 1754'6 O .22' pL44 R—M9M s, s 3� 3� A Oi # ALLEY 0` CON cONc� # CENTER LINE # # C EROSION CONTROL BMPS EC -1 SIGN 0 T CNN S SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS. SE -10 F c11 01N( ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. S CONC, NS -8 b� . WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED PADS AND ANY STOCKPILE AREAS. ��# o NS -10 IQ) �/ (10,OOFL) z STABILIZED CONSTRUCTION EXIT STABILIZED CONSTRUCTION EXIT RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING THE PUBLIC STREET. 0 'OTC) APPLIES TO ALL CONCRETE CONSTRUCTION. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL (10�04FS� WM 9 SANITARY / SEPTIC WASTE ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE MANAGEMENT INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. � 5, REPAIRED AND IMPROVED OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. R N 23016-"-36" E 55.09' CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 3. S PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A Z 4. A DISTURBED AREA THAT IS NOT COMPLETED AND IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA) SHALL h� BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION U AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED THIS INCLUDES ALL BUILDING PADS, L� 5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY U Z TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT 0 (1059TC) USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT U U CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. (10 18F--) LLJ��� Z, ry ti' II 41 Cf)u� cONc� �� w - Z Z U U (10,77TC) 4) c10 40F2� S 0 CONC /q f o� c CONC 25.0' CONC (11,14TC) (10J1FD 41 0 0 ~1_0' 5.0' 4.0' U Z S� �- U n. U S u w Z U Cod F� J S, 2s, �F CONC CONC CENTER LINE OCE A n n BLV n � n D o G�1 CONC 4- �J E. LOOCEAN BLVD. CONI �+ CONC, 0 CONC S X�C C11NCic �' ��� % WM'-'1 V # N > 11 WM`;3 wV # $WM"-4, CONI w 2h (33,29) RIDGE CD CONC B❑ILDIN L� P 4 CONC FF 11.7 ��� PAD=10 AWE -1- # I a S 0 F cONC S� JP 0 CONC ,q cONr 2 `SSE -7 F= 11.66' (3198) RIDGE 1 # EXIST WATER METER PROTECT --IN PLACE # # tnNf, PRECISE GRADING PLAN SCALE V=8' EROSION CONTROL CONSTRUCTION NOTES: ❑1 INSTALL EROSION CONTROL SAND BAGS 2 ROW X 2 GRAVEL BAGS HIGH. ❑2 PROVIDE CONSTRUCTION ENTRANCE TC -1. ❑3 INSTALL INLET PROTECTION ALONG EXISTING INLETS. C"Cos# �tiP' Q (-114) w 4L GAS FS, 0 OAFS, 4*0 00 CONC r°L=28.68' 41 R=8420 00-IINC 1° `tiJ cONc 1° 0 W a 0, JD C uJ I�ti�� BUILDING CONC CONC o co 0 cENC,� RN22048'36"E 70.00' S, 1° Lti. 0 L rm 1754'6 O .22' pL44 R—M9M s, s 3� 3� A Oi # ALLEY 0` CON cONc� # CENTER LINE # # C EROSION CONTROL BMPS EC -1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM NS -3 SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS. SE -10 STORM WATER INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. POTABLE WATER / IRRIGATION EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES. NS -8 WIND EROSION CONTROL BMPS WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED PADS AND ANY STOCKPILE AREAS. ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE TRACKING CONTROL TC -1 TC -11 STABILIZED CONSTRUCTION EXIT STABILIZED CONSTRUCTION EXIT RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING THE PUBLIC STREET. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES. NS -3 PAVING AND GRADING OPERATIONS APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE. NS -6 ILLICIT CONNECTION I ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/ NS -7 POTABLE WATER / IRRIGATION EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS -9 VEHICLE AND EQUIPMENT FUELING ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. WASTE AND MATERIALS POLLUTION CONTROL APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL cON 6. AMANAGEMENT L DELIVERY AND STORAGE CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION. WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL. WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BE EDUCATED ON THE CLASSIFICATION OF SPILLS PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION AND APPROPRIATE RESPONSES. WM 5 SOLID WASTE MANAGEMENT SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETE FOR ANY PORTION OF THE SITE. STANDBY BMP PROPERLY. WM-8 CONCRETE WASTE MANAGEMENT AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL CITY. WM 9 SANITARY / SEPTIC WASTE ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE MANAGEMENT INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. DRY SEASON REQUIREMENTS(MAY-SEPT.) 1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED. 2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS. # 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4 PREVENT CONTAMINATION ON OF STORM WATERT BY WASTES AND D CONS RUCTION MATERIALS.AIPLEMENTED O A L L E # 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. cON 6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE WITHIN 48 HRS OF - A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER, # SITE SLOPES, AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETE FOR ANY PORTION OF THE SITE. STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. WET SEASON REQUIREMENTS (OCT. -APRIL) 1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 4. A DISTURBED AREA THAT IS NOT COMPLETED AND IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA) SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 16 12 8 4 0 8 16 SCALE 1 "=8' Co RE F6r ,d c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www. corestru ctu re. com PROJECT NAME: HAGAN RESIDENCE ARCHITECT: REUSSER BERGSTROM ASSOC. 1428 NO. HOLLISTON AVE. PASADENA, CA DEVELOPER: ADDRESS: 1703 OCEAN BLVD. NEWPORT BEACH, CA REVISIONS NO. DATE DESCRIPTION 1 02/06/2018 1 1ST PLAN CHECK SHEET NAME: EROSION CONTROL PLAN PROJECT NUMBER: 70154 DESIGNED BY:CHECKED BY: PLOT DATE: 02/06/2018 SHEET NUMBER: C-4 NORTH 0' 8' 16' I I SCALE: 1"=8' NOTE REC❑RD EASEMENTS ARE NET PLOTTED IE ANY MONUMENT NOTES CENTER LINE CONC, CONC. (10,62TC (9.89EL) SIGN CONC. (9.78) S CONC. I (10.00FL) z (10,50TC) ou (10,04FS) �; CONC. INDICATES SET L&T L.S. 4653 1' O/S P.L. ■ INDICATES SET L&T L.S. 4653 2' DES P L LEGEND BUILDING DESCRIPTI❑N CD (123.45) MEAS. ELEVATIONS I#CDo ( ) REC. BRG. & DIST. z DECK 00,59TC) # BRICK w(1018FS) WALL W — — BUILDING PROPERTY LINE # `` FENCE CON(, �S N. 5. NATURAL GRADE L3 P.P. POWER POLE WM WATER METER o `tion' E.E. FINISH FLOOR U U. F. GARAGE FLOOR CONC CONCRETE F. S. FINISH SURFACE M.H. MAN -HOLE P PLANTER A.C. ASPHALT T.G. T❑P-GRATE RdM SURVEYING INC RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA. HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYIN62C❑X.NET CENTER LINE CONC, CONC. (10,62TC (9.89EL) SIGN CONC. (9.78) S CONC. I (10.00FL) z (10,50TC) ou (10,04FS) �; CONC. # S� BUILDING CD Lo cu Q I#CDo z 00,59TC) • - w(1018FS) # W G w # `` CON(, �S L3 S co o `tion' (10,77TC) U (10 4OFS) CONC. CONC. 4.0- 25.0 CONC. (1114TC) (10,71EL) �P 01 qi CONC. 2.5 GUTTER CONC. T❑P❑GRAPHIC SURVEY JEB: 61-14 DATE: 4/18/16 .0 CONC, X U J RID N O � CONC CONC, =8�0 E _ . 4 6'. 00' c CON(. /y(11.O1NG) 0 �S� tit CENTER tiq �ti° LINE — o. CONC, CONC. w 0 OCEAN BLVD. 3 CONC, CONC. O �' tiS'yr S CONC. jS L �`0.2� °Ogg i v�� 0 u # # # CONC. s �CONC. c CONC. CON(. R 8 4 2 0.0 G*' -,CENC. � * bN. PROPERTY o tic LINE �g�S cu �1g' °b fi( 31.81) RIDGE v�J 3 =N= S� (33.29) w °� RIDGE U 2 STURY 8.2 s c� CONC. �S, BUILDING P O �S� X32 h •#�� CONC. U 1ti. P •W CONC, m ° S ° �_D �� S x _ F 1.0 - o CRC r r 1 - �o co Ln v, o�CJ o s� x� - `titi 40 # 2,9 # -+ PROPERTY [D LINE CONC. CONC. ° P °~� (�j o �tig� tiPg P GAS METER M - I PROPERTY �� LINE z °�� 7 I • o CONC. 2 g� (31.88) �ti` RIDGE # 7 CONC. CONC, 0 M CONC. o CONC. CONC. 0 CON(PROPERTY 1 . LINE a 2O�S, F 00� # SFS # D=0°1T-�4rr # ■ J # # �titi PO # ti. 7/` 00 `\ L= 44,22 s�� �� ALLEY °1 R=8490,00 # _ _CON(, `~ CONC. CONC �ON� CON(, — CON(. CON(, z #� J # # J # # w CENTER #F $ LINE ID wo O�OPOO �J o I� s � U # # # # # o F1 _ N OWNER ANNIE HAGAN LEGAL DESCRIPTI❑N BENCH MARK LOT 31 OE RECORD OF SURVEY NO. 2004-1200 NB1 4 71, ELEVATION = 7.83 NAVD 88 DATUM ADDRESSOF PROJECT 1703 EAST OCEAN NEWPORT BEACH, CA # I BUILDING CD Lo cu Q I#CDo m � # I # `` S co of # CONC. ° P °~� (�j o �tig� tiPg P GAS METER M - I PROPERTY �� LINE z °�� 7 I • o CONC. 2 g� (31.88) �ti` RIDGE # 7 CONC. CONC, 0 M CONC. o CONC. CONC. 0 CON(PROPERTY 1 . LINE a 2O�S, F 00� # SFS # D=0°1T-�4rr # ■ J # # �titi PO # ti. 7/` 00 `\ L= 44,22 s�� �� ALLEY °1 R=8490,00 # _ _CON(, `~ CONC. CONC �ON� CON(, — CON(. CON(, z #� J # # J # # w CENTER #F $ LINE ID wo O�OPOO �J o I� s � U # # # # # o F1 _ N OWNER ANNIE HAGAN LEGAL DESCRIPTI❑N BENCH MARK LOT 31 OE RECORD OF SURVEY NO. 2004-1200 NB1 4 71, ELEVATION = 7.83 NAVD 88 DATUM ADDRESSOF PROJECT 1703 EAST OCEAN NEWPORT BEACH, CA cf)� rm —VI 9 ui 0 4 in D O N r M N n / � o cr) z 10.0' coif r D 0.5' r m mA - - �m(� < 0 0 z CR a a X 0 --1A N STI �D ZZ m D z m 0 m n �� m � O O r D m z rn zl W v m Ul A w N � = o m o m rn N Z O c 00 co m r O m Co r- 0 O m m m m x 0 z N C 0 O m o � M O U/ Ln z m 0 W ci m C) m 0 00 O `m n z c W m m iiii� rm —VI 9 ui 0 4 in m O N 0 n / � o cr) z 10.0' STREE r D 0.5' X - - �m(� < 0 0 z r- D m a r 0 --1A N STI �D ZZ m D z m m D A m n �� m � O O m O m \14P o m o m m o Cn -0 =r- G p m>00 00 0I-Il� O 0 0 z my § w X Z Zn o= V * * p� 0 r ZZ M z -ii v - E: o � M O U/ Ln z m 0 W ci m C) m 0 00 O `m n z c W m m iiii� rm —VI 9 ui 0 4 in m O N 0 co W Z 0 1ST STREET cr) z 10.0' STREE r D 0.5' m - - �m(� < 0-) r Om D m a m G7 0 --1A N 0 m z m m r Z m x rm —VI 9 ui 0 4 in m O N 0 co W Z 0 1ST STREET cr) z W STREE r m - - �m(� < 0-) •'�- Om D m a m G7 0 --1A N STI �D M r- 0 D z m m D A m n �� m � T Z :Zoo 1cn 0 o�Dm Z n m DCn— A r mfr m J p C I= --Il z m m 0 m 0 U.uuo T4;n 4i 4in oma' ro Z 0 W W o� m 0 0 0 Ul FF= 11.70' DEPRESSED SLAB 0.005 rm —VI 9 ui 0 4 in Z O N 0 co W Z 0 1ST STREET cr) Ul W STREE r - - �m(� 0 0-) •'�- C-0 , V0 w 4 N m n �� m � O O - - - _- � D m o m m o II m>00 00 0I-Il� �-� o m § w m Zn o= V * * p� m z -ii v - E: ��ncznczn — 2 C/) 0 — o - - O z - m wet OO 0 r- r r z �- t < r M �O r m � O m ~ 7 — n r 2 Nm m n = mm Z w z z^ - z rn �� 0^^2~i? _ T - --- (n r m n T7 n z D O m m O O "x z �TZ om_ - _ U.uuo T4;n 4i 4in oma' ro Z 0 W W o� m 0 0 0 Ul FF= 11.70' DEPRESSED SLAB 0.005 rm —VI 9 ui 0 4 in Z O N 0 co W 0 1ST STREET cr) Ul W STREE r - - �m(� 0 0-) •'�- C-0 , V0 w 4 U.uuo T4;n 4i 4in oma' ro Z 0 W W o� m 0 0 0 Ul FF= 11.70' DEPRESSED SLAB 0.005 0.005 —VI 9 ui 0 4 in O" O 0 0 w 0.005 N O CD c 2c GJ' N 6g0 X00 � 6 m i i � o � �0._00 _ —� 1j �' - m 9 8�T � G ISIA - S=0005 1� 6 4 in 4_in 9081 TG w O 0 - n 9 8' 00 9�\G o qF 0.005 6896 � , rm �No� o00 r p:.. W O n CY) p -P Z O /.1 • p 30' t 1.0 5.0' rnN� o0 �awNra o m aatn�w t.w MIER"*9 rooa'�''cd]5 Ciao:'Q5-1w 2 �3R °; t ° 9"'�' 70 �ro d ro �'o fn d y g .. 5r�5'bGwNS'bn<d` mo o�•s°�°°�a.`c�m Wdp"0°�ro "'� _ m �m rn ti an c o 3 � d ro ro co co 01C rSL °4 roC, m �Go�d m°�x av'm tC.L $S••^''�'md --=.! % wrowy"G =1 mO »o ro m et ro w p' .ryy m S. a '* b d r. ro o' •s Ip r O =01 A '�' m N a d.'CY •�"� 7 fD 1an d ro" Ol �' d d° G R �' 1 y ° # 0 O O. y d. -i N C P G. a C a a 2. a s moo F ro u. rob O '3 o O fD "mo ra om P. O ro ro vA ro `oro od,go�cc5dmaea �32'It 0?•'mmwm's �+ 0 ro 0< n G. < R o w a � •C O ti � o ro n w '� C ro '^ fD tp b0 O N R -ri w y a N mN 7 ``Tc m Q d X O R '° m .6 m N, �-e m aro. o A A 3 A O' ER e,M "Wr b rop�p m H� d� z f66. m��fl= m3 a ,0 rLm a a n O �. O $ S O 7C' a to O d p� tD C d p• .-r a h7 n 7 El p7p 0~ to m X C O R m C 0- v � O m N n b o'n 3 m n -i ty m� tb ro 'O f7 N o"o C cn O a d y O d N `C < "I— � sT ro dg � 3 � m " fD o rno `p ro� B. ° � m 0.aa"H n .Pro= o� 3 paq°karom a v-0�T= m m m m ti d G. O" :b f 'L O '! do '•� p V �+. N ^+roj < 7 ro 3 A. a W s.n. 7 r-; _ Y m ro m a X+ 3 m .y-9 p� °' W -• ro a ;s A. ° a. di ro i O. D .,..,. , u 0 N H A O IN Q9ron �fl• W a A V V, N b iC a .0 F+ 41 C •O 'Y O i.. 2. R. G woy%yroa �ro�03 a m$ lb w °+mem^ rom�'a� ti �cNrt TI TI TI ro �� g u w3�°�- d ,� as a d�*�%ya ��dro5 r r r c m o a &. �� Cts a� � o a d k Tet Tet Tet ro o r. K a a CA 9 �ro d ro� m yayc� N w CD D D�� ti w tb iLm ro 01 O O f. tr S S N d Cb ya y A Mn rOi a '' m CD g m ro ¢�°' in ' mmp G ro d IOU. so ti d ro J0 c r6 Q w ro ct3 `"°p w°ro0 p p D C ro tcr cr 0 s�o ° "pro Z 00 9 d •O�{� m d y G. ^°s N gym* y W F' O. 7 n d y` a d 0 W m � � -01 m G n cn 0 Z7 w W c 0 z G7 T m m Q - p r 0 co Z N 0 W m Ul W p7_ r m 0 0-) 02 r"a v 6g0 X00 � 6 m i i � o � �0._00 _ —� 1j �' - m 9 8�T � G ISIA - S=0005 1� 6 4 in 4_in 9081 TG w O 0 - n 9 8' 00 9�\G o qF 0.005 6896 � , rm �No� o00 r p:.. W O n CY) p -P Z O /.1 • p 30' t 1.0 5.0' rnN� o0 �awNra o m aatn�w t.w MIER"*9 rooa'�''cd]5 Ciao:'Q5-1w 2 �3R °; t ° 9"'�' 70 �ro d ro �'o fn d y g .. 5r�5'bGwNS'bn<d` mo o�•s°�°°�a.`c�m Wdp"0°�ro "'� _ m �m rn ti an c o 3 � d ro ro co co 01C rSL °4 roC, m �Go�d m°�x av'm tC.L $S••^''�'md --=.! % wrowy"G =1 mO »o ro m et ro w p' .ryy m S. a '* b d r. ro o' •s Ip r O =01 A '�' m N a d.'CY •�"� 7 fD 1an d ro" Ol �' d d° G R �' 1 y ° # 0 O O. y d. -i N C P G. a C a a 2. a s moo F ro u. rob O '3 o O fD "mo ra om P. O ro ro vA ro `oro od,go�cc5dmaea �32'It 0?•'mmwm's �+ 0 ro 0< n G. < R o w a � •C O ti � o ro n w '� C ro '^ fD tp b0 O N R -ri w y a N mN 7 ``Tc m Q d X O R '° m .6 m N, �-e m aro. o A A 3 A O' ER e,M "Wr b rop�p m H� d� z f66. m��fl= m3 a ,0 rLm a a n O �. O $ S O 7C' a to O d p� tD C d p• .-r a h7 n 7 El p7p 0~ to m X C O R m C 0- v � O m N n b o'n 3 m n -i ty m� tb ro 'O f7 N o"o C cn O a d y O d N `C < "I— � sT ro dg � 3 � m " fD o rno `p ro� B. ° � m 0.aa"H n .Pro= o� 3 paq°karom a v-0�T= m m m m ti d G. O" :b f 'L O '! do '•� p V �+. N ^+roj < 7 ro 3 A. a W s.n. 7 r-; _ Y m ro m a X+ 3 m .y-9 p� °' W -• ro a ;s A. ° a. di ro i O. D .,..,. , u 0 N H A O IN Q9ron �fl• W a A V V, N b iC a .0 F+ 41 C •O 'Y O i.. 2. R. G woy%yroa �ro�03 a m$ lb w °+mem^ rom�'a� ti �cNrt TI TI TI ro �� g u w3�°�- d ,� as a d�*�%ya ��dro5 r r r c m o a &. �� Cts a� � o a d k Tet Tet Tet ro o r. K a a CA 9 �ro d ro� m yayc� N w CD D D�� ti w tb iLm ro 01 O O f. tr S S N d Cb ya y A Mn rOi a '' m CD g m ro ¢�°' in ' mmp G ro d IOU. so ti d ro J0 c r6 Q w ro ct3 `"°p w°ro0 p p D C ro tcr cr 0 s�o ° "pro Z 00 9 d •O�{� m d y G. ^°s N gym* y W F' O. 7 n d y` a d 0 W m � � -01 m G n cn 0 Z7 w W c 0 z G7 T m m Q - m m bm n - m v m n �� m � O - - - _- m o m m o II m>00 00 0I-Il� �-� M. o § w m Zn o= V * * p� m z -ii v - E: ��ncznczn — 2 C/) 0 — - - O z - m wet OO 0 r- r r z �- t < _ i �O r m � O m ~ — n r 2 Nm m n = mm Z w z z^ - z rn �� 0^^2~i? _ T - --- (n r m n T7 n z D O m U J O "x �TZ om_ - _ O D � �� m m -o o D m T [] D Z = r -Ag p [� 0 y elm 6 ro m m a In � ED O 0 m o m o . _ w �L m Dec n m D 0 o o J C- 00 m r 0ZCn � �_ n m Q N ;\ �m Cl) O mom m D m D CC) zW -� p Z Z� E75 moo n�m m 0 6 -CD Q z Dr Dr�l Z m Q ( M n o� m C C �D��. D O m p QO +_ blk K n 7 N M> O 0 N 0� C�u o CO � c,� 0 34 Project Name CIO CD N Q N U _CY) U ELO M N 0) m � O Q � (D z Mw 0 U) ~ _ LTi M > C.0 M 0) >, L ch ch ch HAGAN RESIDENCE 1703 Ocean Blvd. Newport Beach, CA 92661 Sheet Title HARDSCAPE PLAN m Landscape Designer: Richard King Scale: 1/8" = 1'-0" Date: July 29, 2017 Revision No. I Description U10-11-2017 Relocate Fence 15' SB /2\12-9-2017 City Comments/New Fir. Pin. //3\\2-1-2015 1 Revised Floor Plan Sheet No. L-1 35 OCEAN B LVD. PERIMETER WALL AND FENCE DETAIL - 30' MAXIMUM HEIGHT OVE EXISTING MITTED BRICK AT PARKWAY, ALL DROUGHT NT PLANTING, FAND (SEERAWIN G. HARDSCAPE LEGEND T`S DRAWINGS EXISTING TO BE STREET TREE, PROTECTED FRENCH GRAY CONCRETE WITH A SANDBLASTED FINISH AND SAW CUT EXPANSION JOINTS. O DURING CONSTRUCTION CONCRETE TO BE 4' THICK AND SAMPLE TO BE PROVIDED BEFORE INSTALLATION. ADD TRUNCATE D D DOMED © SQUARE FRENCH GRAY CONCRETE PADS WITH 4° GRAVEL BORDERS ON EACH SIDE. CONCRETE SANDBLASTED PAVING SURFACE EXIST. _ _ TO BE 4° THICK WITH A FINISH. CITY INSTALLED ADA COMPLIANT CURB RAMP G.fi �o} ��,�� © DECOMPOSED GRANITE 3" THICK COMPACTED LAYER WITH BINDING AGENT ADDED. O LOW BRICK WALL WITH FENCE - SEE DETAIL SHEET L-2. D 107 FS \ 13.7 TP 27TW OE LOW BRICK WALL WITH HORIZONTAL WEATHERED WOOD FENCE. SEE DETAIL SHEET L-2 TW K /127 STREET TREES PER TO BE ADDED AT PARKWAY - SPECIES TO BE ON APPROVED CITY TREE LIST -------" OG TREE BOX LOCATIONS - REFER TO TREE PLAN FOR VARIETIES. 36 A ENTRY COLUMN AND GATE DETAIL 30' MAXIMUM HEIGHT OH VINE POCKET LOCATIONS - RUN IRRIGATION, DRAINS AND LOW VOLT LIGHTING WIRE TO LOCATION. G 118 F / O/ GATE LOCATIONS - REFER TO SHEET L-2 FOR DETAILS. R ;, / OJ PLANTING AREA - FINISH SURFACE TO BE 2-3 INCH LAYER OF DECOMPOSED GRANITE. t/ I�➢ -"; - ---"� ;;' OK ENTRY BRICK COLUMNS WITH NATURAL GAS LANTERNS - SEE DETAIL SHEET L-2. a i It I FIRE i ENTRY L © OUTDOOR SHOWER LOCATION REMOVE EXISTING HYDRAN NON -PERMITTED = BEDROOM i CONCRETE PAVING AT PARKWAY, AND = ' �^ �' GRADING LEGEND UJ INSTALL DROUGHT ______ y ., TOLERANT PLANTING, OR SOD (SEE LANDSC. FF = Finish Floor W ARCHT 'S DRAWINGS �_. FS =Finish Surface ATH z a. _ FG = Finish Grade -_� STAIR HALL-- 1 ... ELEV. c s TW = Top of Wall 17.1 TF 0 BEDROOM 2 r TP =Top of Pilaster .. EXIST. TS =Top of Sidewalk CITY 12.07 TW SIGN &1S TS I i .:.77 I ' S F D TF =Top of Fence B W. I 7 FS r H 4 PIA = Planting area I I - �' I HARDSCAPE NOTES T. F7F\ II L 1 1. Verify all elevations at site prior to construction _ /LAUNDRY 2. Seal all raised planters and retaining walls with polyguard membrane sealant or equal. F °°°�`°"`a"RnD°R 3. All concrete footings to be 6' minimum below finished surface (FS) or finished grade (FG). 4. All electrical wiring shall be within rigid conduit, SCH. 80 PCV or equal, 171 TW O all exterior electrical outlets shall have G.F.C.I. protection. D:. 5. All gas lines and electrical conduit to be underground (installation and depth per 120 714 all applicable codes) and or concealed, any exposed PVC pipe or conduit Ito T3. $ .-` . to be protected impact, hazzard, and direct sunlight TSAFETY RAFFIC SCAR g GARAGE L$' 6. Slope all heMSCape surfaces towards drains at 1% min slope, typical. AREA STORAGE AREAZIA�R ca+c swe nit.. slaPn/e:s: "/ E -x GV BD. --- I�':; ° �':' .�: AT w.wws AND cnurvc. I 7. Slope all soil surfaces towards drains at 2% min slope, typical ` E D ` 8. All drain lines shall have 1% min. fall toward street, storm drain connection --no rF or point of point of daylight, typical. ` 127 TW 9. Tie all roof drains into drainage systems, typical. 10. Install 4' diameter perforated drain lines encased by filter fabric and 3/4' dia. gravel at the base of all raised planters and retaining walls and tie to drainage system ;:... 11. All pavin ed as, walls, cur and headers to be chalked out in the field and g gen pe archil or o Ins a Ion approved by I dace ect pri t tall f - - - - - - - - - - - - - - - - 12. All finish and sub -base concrete to be 40 thick with #3 bars at 18° both ways Li centered in slab on 2° sand base over 90% min compacted sub grade 6' overall, S thickened edge adjacent to all planting areas. SSG P° 13. All finish and sub -base driveway concrete to be 6' thick with #3 bars at 18° both SIDE YARD GATE ways centered in slab on 2' sand base over 90% min compacted sub -grade. Provide f 8° overall, thickened edge adjacent tp all edges. ALLEY / UTIL. L� Project Name CIO CD N Q N U _CY) U ELO M N 0) m � O Q � (D z Mw 0 U) ~ _ LTi M > C.0 M 0) >, L ch ch ch HAGAN RESIDENCE 1703 Ocean Blvd. Newport Beach, CA 92661 Sheet Title HARDSCAPE PLAN m Landscape Designer: Richard King Scale: 1/8" = 1'-0" Date: July 29, 2017 Revision No. I Description U10-11-2017 Relocate Fence 15' SB /2\12-9-2017 City Comments/New Fir. Pin. //3\\2-1-2015 1 Revised Floor Plan Sheet No. L-1 35