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HomeMy WebLinkAbout05_Johnson Residence Coastal Development Permit_PA2018-020CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 28, 2018 Agenda Item No. 5 SUBJECT: Johnson Residence (PA2018-020) Coastal Development Permit No. CD2018-010 SITE LOCATION: 102 East Ocean Front APPLICANT: Geoff Sumich Design Inc. OWNER: Melodie Johnson PLANNER: Liz Westmoreland, Assistant Planner 949- 644-3234, Iwestmoreland(a)newportbeachca.gov LAND USE AND ZONING • General Plan: Single -Unit Residential Detached (RS -D) • Zoning District: Single -Unit Residential (R-1) • Coastal Land Use Category: Single Unit Residential Detached (RSD -D) — (20.0 — 29.9 DU/AC) • Coastal 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 construction of an approximately 2,324 -square -foot, two- story, single-family residence with attached 2 -car garage. The design includes hardscape, walls, landscaping, and drainage facilities. The project complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures); 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2018-010 (Attachment No. ZA 1). 03/13/2018 Johnson Residence (PA2018-020) Zoning Administrator, June 28, 2018 Page 2 DISCUSSION Background On August 17, 2017, at a noticed public hearing, the Planning Commission adopted Resolution No. 2064 approving a request for an alternative rear setback pursuant to Zoning Code Section 20.30.110(C). This section allows the Director to redefine setback areas for reoriented lots to be consistent with surrounding properties. The Director referred the matter to the Planning Commission for action. The Planning Commission approved an alternative rear setback of 5 feet in lieu of the default 10 feet due to the historical reorientation of the lot that resulted in inequitable setbacks and associated buildable area. Additionally, the approval maintained the historical setback pattern in the area. The Local Coastal Program (LCP) Implementation Plan contains an equivalent provision (Section 21.30.11 (C)); therefore, the Planning Commission decision to refine the rear setback to 5 feet is consistent with the LCP and remains applicable for the subject coastal development permit. Additional analysis pertaining to LCP consistency of the proposed residence is provided below. Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. • The property currently consists of portions of legal lots developed with a single-family residence. The neighborhood is predominantly developed with one- and two-story single-family residences. There are also scattered three-story residences within the project vicinity. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development consistent with applicable development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Tmplt 04/03/18 Johnson Residence (PA2018-020) Zoning Administrator, June 28, 2018 Page 3 Hazards The development fronts a sandy beach that is more than 500 feet wide. The project site is not protected by a bulkhead. The finished floor elevation of the proposed dwelling is 16.85 (NAVD 88), which complies with the minimum 9.00 (NAVD88) elevation standard. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 22, 2017 (with an addendum provided April 10, 2018) for the project. The report concludes that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. The report also concludes that the proposed project is reasonably safe from sea level rise, considering a 1.25 -foot sea level rise (the low range of projected sea level rise over the 75 -year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR). Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. Tmplt 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min.) Front 10 feet 10 feet Sides 3 feet 3 feet Rear *5 feet 5 feet Allowable Floor Area 2,610 square feet 2,324.2 square feet Allowable 31 Floor Area N/A N/A Open Space min. 195.75 square feet 195.76 s uare feet Parking (min.) 2 -car garage 2 -car aaraae Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof *Planning Commission Resolution No. 2064 Hazards The development fronts a sandy beach that is more than 500 feet wide. The project site is not protected by a bulkhead. The finished floor elevation of the proposed dwelling is 16.85 (NAVD 88), which complies with the minimum 9.00 (NAVD88) elevation standard. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 22, 2017 (with an addendum provided April 10, 2018) for the project. The report concludes that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. The report also concludes that the proposed project is reasonably safe from sea level rise, considering a 1.25 -foot sea level rise (the low range of projected sea level rise over the 75 -year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR). Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. Tmplt 04/03/18 Johnson Residence (PA2018-020) Zoning Administrator, June 28, 2018 Page 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 a 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. Water Quality • The project site is located more than 200 feet from coastal waters; therefore, a Water Quality and Hydrology Plan (WQHP) is not required. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located between the nearest public road and the sea or shoreline. To the southwest of the subject property, a public boardwalk separates the site from the public beach. The boardwalk provides lateral public access and views of the ocean. The project does not include any structures that would impede lateral access or views. • Vertical access to the beach is available directly adjacent to the west of the site along the Island Avenue street end. The project does not include any offsite features that could impede vertical public access. The proposed accessory structures within the front setback comply with Zoning Code standards for front setbacks on Balboa Peninsula. Pursuant to the Zoning Code and the Implementation Plan, any fences or walls proposed with heights in excess of 42 inches (up to 60 inches) within the front setback shall be 40% open for the portion above two feet in height (i.e. wrought iron, plexiglass, open grillwork, etc. for the portion that extends above two feet). This standard design requirement would ensure that public views are not obstructed from the Island Avenue street end. Tmplt 04/03/18 J Johnson Residence (PA2018-020) Zoning Administrator, June 28, 2018 Page 5 • 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 standard R-1 lot (consisting of portions of lots) 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 (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. • The project site is not located adjacent to designated coastal view roads, public access ways, or Coastal Viewpoints as identified in the Coastal Land Use Plan. Nonetheless, the site is located adjacent to a public beach. As currently developed, the existing property and other residences along East Ocean Front are located within the viewshed of the beach. However, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,324 -square - foot single-family residence. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Tmplt 04/03/18 15 Johnson Residence (PA2018-020) Zoning Administrator, June 28, 2018 Page 6 APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Liz W stmoreland, Assistant Planner JM/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-010 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 102 EAST OCEAN FRONT (PA2018-020) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Geoff Sumich Design, Inc., with respect to property located at 102 East Ocean Front, requesting approval of a coastal development permit. 2. The lot at 102 East Ocean Front is legally described as the Westerly 35 feet of Lots 14 and 15, Block 11 of East Newport Tract, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Page 17 of Miscellaneous Maps, records of Orange County, California. 3. The applicant proposes to demolish an existing single-family residence and construct a new approximately 2,324 -square -foot, two-story, single-family residence with attached 2 - car garage. The design includes hardscape, walls, landscaping, and drainage facilities. 4. The subject property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached (RSD -D) — (20.0 — 29.9 DU/AC) and it is located within the Single -Unit Residential (R-1) Coastal Zone District. 6. On August 17, 2017, the Planning Commission adopted Resolution No. 2064 approving an alternative rear setback of 5 feet in lieu of the default 10 feet due to the historical reorientation of the lot that resulted in inequitable setbacks and associated buildable area. 7. A public hearing was held on June 28, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 05-15-2018 2 Zoning Administrator Resolution No. #### Paqe 2 of 8 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 1,933 -square - foot, two-story, single-family residence and attached 391 -square -foot 2 -car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 2,610 square feet and the proposed floor area is 2,324.2 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting the boardwalk and beach, 3 feet along each side property line (including Island Avenue), and 5 feet along the rear interior property line. c. The flat roof and guardrails are less than 24 feet from established grade (12.14 feet NAVD88), which comply with the maximum height requirements. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 05-15-2018 9 Zoning Administrator Resolution No. #### Paqe 3 of 8 2. The neighborhood is predominantly developed with two- and three-story, single-family residences. There are also scattered three-story residences within the project vicinity. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts a sandy beach that is more than 500 feet wide. The project site is not protected by a bulkhead. The finished floor elevation of the proposed dwelling is 16.85 (NAVD 88), which complies with the minimum 9.00 (NAVD88) elevation standard. 4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 22, 2017 (with an addendum provided April 10, 2018) for the project. The report concludes that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. The report also concludes that the proposed project is reasonably safe from sea level rise, considering a 1.25 -foot sea level rise (the low range of projected sea level rise over the 75 -year design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR). 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7. The property is located more than 200 feet from coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 05-15-2018 1O Zoning Administrator Resolution No. #### Paqe 4 of 8 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: 9. The project site is located between the nearest public road and the sea or shoreline. To the southwest of the subject property, a public boardwalk separates the site from the public beach. The boardwalk provides lateral public access and views of the ocean. The project does not include any structures that would impede lateral access or views. 10. Vertical access to the beach is available directly adjacent to the west of the site the along Island Avenue street end. The project does not include any offsite features that could impede vertical public access. The proposed accessory structures within the front setback abutting the beach comply with zoning code standards for front setbacks on Balboa Peninsula. Pursuant to the Zoning Code and Implementation Plan, any fences and walls proposed with heights in excess of 42 inches (up to 60 inches) within the front setback shall be 40 percent open for the portion above two feet in height (i.e. wrought iron, plexiglass, open grillwork, etc.). This standard design requirement would ensure that public views are not obstructed from the Island Avenue street end. 11. 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 standard R-1 lot (consisting of portions of lots) 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 (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 12. The project site is not located adjacent to designated coastal view roads, public access ways, or Coastal Viewpoints as identified in the Coastal Land Use Plan. Nonetheless, the site is located adjacent to a public beach. As currently developed, the existing property and other residences along East Ocean Front are located within the view shed of the beach. However, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. 05-15-2018 11 Zoning Administrator Resolution No. #### Paqe 5 of 8 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-010, subject to the conditions set forth in Exhibit which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF JUNE, 2018. Patrick J. Alford, Zoning Administrator 05-15-2018 12 Zoning Administrator Resolution No. #### Paqe 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. Best Management Practices (BMP's) and Good Housekeeping Practices (GHP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 05-15-2018 -T S Zoning Administrator Resolution No. #### Paqe 7 of 8 9. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 10. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 15. 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. 16. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development 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. 19. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 05-15-2018 '1-/+ Zoning Administrator Resolution No. #### Paqe 8 of 8 20. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 21. 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. 22. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 23. This Coastal Development Permit No. CD2018-010 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. 24. 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 Johnson Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-010 (PA2018-020). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 05-15-2018 115 Attachment No. ZA 2 Vicinity Map 03/13/2018 10 VICINITY MAP oq 9fv�.w - '"P-!� -'!r .. c � 8418Oq �VD.E 101 '1 105 %1 10) 109 111 rL T' (ABC 713 1Rrif AfffY yy `� �i a x � k r . �CEgN FROf11Af fEY Subject Property 7021. kory W q 100 AN 1.141: , Coastal Development Permit No. CD2018-010 PA2018-020 102 East Ocean Front 03/13/2018 1 `� Attachment No. ZA 3 Project Plans 03/13/2018 28 a tir. 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UNDERGROUND ALL UTILITIES TO THE NEAREST UTILITY POLE OR OTHER SERVICE CONNECTION. 3. THE FOLLOWING ITEMS REQUIRE A SEPARATE REVIEW AND PERMIT AS THEY APPLY TO THIS PROJECT: (i) SITE WALLS, PLANTERS, FENCES/GATES, HARDSCAPE. (ii) A/C CONDENSERS, AND MECHANICAL EQUIPMENT. (iii) GRADING & RETAINING WALLS. (iv) WORK W/I PUBLIC RIGHT OF WAY (v) POOLS, SPAS & FOUNTAINS. (vi) FIRE SPRINKLER SYSTEMS. 4. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5' OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN FROM CAL/OSHA (714-558-4451). THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO BEGINNING ANY WORK. 5. THE CONSTRUCTION DOCUMENTS ARE PREPARED BASED ON CERTAIN HEIGHT LIMITS, SETBACKS, AREA CALCULATIONS AND OTHER DESIGN CRITERIA UNIQUE TO THIS PROJECT. NO CHANGES SHALL BE MADE TO THE PROJECT WITHOUT CONSULTING THE ARCHITECT AND OBTAINING APPROVALS BY THE GOVERNING AGENCIES PRIOR TO CONSTRUCTING THE CHANGES. 6. ALL NEW PERIMETER FOUNDATION LOCATIONS, FINISH FLOOR & FINISH ROOF HEIGHTS SHALL BE SET & CERTIFIED BY THE LAND SURVEYOR OF RECORD, THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NEW CONSTRUCTION THAT IS NOT BUILT IN ACCORDANCE WITH CITY APPROVED DESIGN DRAWINGS AND CONSTRUCTION DOCUMENTS. 7. PROVIDE SHOP DRAWINGS FOR THE ARCHITECT'S REVIEW FOR THE FOLLOWING ITEMS: (i) STRUCTURAL STEEL. (ii) CABINETRY, DECORATIVE WOOD WORK, FINISH TRIMS, TILE LAYOUTS. (iii) DECORATIVE METALWORK. 8. THE GENERAL CONTRACTOR SHALL ANALYZE ALL SECTIONS OF THE WORK, RESOLVE ANY QUESTIONS HE/SHE MAY HAVE WITH THE ARCHITECT REGARDING THE MEANING & INTENT OF THE CONSTRUCTION DOCUMENTS AND APPORTION THE WORK AMONG THE VARIOUS TRADES AS HE/SHE DEEMS MOST SUITABLE, 9. THE GENERAL CONTRACTOR SHALL RIGIDLY ENFORCE A PROGRESSIVE CLEAN-UP PROGRAM. THE SITE AND BUILDING SHALL BE KEPT CLEAN AND FREE OF ANY HAZARDOUS ENCUMBRANCES AT ALL TIMES DURING WORK. ALL DEBRIS SHALL BE REMOVED FROM THE JOB SITE WEEKLY. TAKE CARE IN PROTECTING WORK, ADJACENT SURFACES AND AREAS NOT BEING REMODELED. THE GENERAL CONTRACTOR SHALL REPAIR OR REPLACE DAMAGED ITEMS AT NO COST TO THE CLIENT. 10. DO NOT SCALE THESE DRAWINGS: WRITTEN DIMENSIONS AND ELEVATION HEIGHTS SHALL BE FIELD VERIFIED PRIOR TO CONSTRUCTION. ANY AND ALL DISCREPANCIES, ERRORS, OR OMISSIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO THE COMMENCEMENT OF ANY WORK. 11. FLOOR AND ROOF HEIGHTS ARE MAXIMUMS AND ARE TO FINISH MATERIALS, UNLESS OTHERWISE NOTED. THE GENERAL CONTRACTOR SHALL COORDINATE W/ THE LAND SURVEYOR OF RECORD TO ESTABLISH BUILDING SETBACKS, ROUGH CONC. SLAB HEIGHTS, ROUGH FRAMING HEIGHTS AT WOOD FRAMED FLOORS AND ROOFS, FLOOR PLAN DIMENSIONS ARE TO ROUGH FRAMING. 12. PRIOR TO ANY EXCAVATIONS CONTACT DIG ALERT (DIAL #811) (WWW.DIGALERT.ORG1 TO VERIFY EXIST. CONDITIONS. 13. THE PROJECT SHALL COMPLY WITH ALL NPDES, SUSMP, & BMP REQUIREMENTS. 14. ALL PRODUCTS, SYSTEMS, AND EQUIPMENT SHALL BE INSTALL PER MANUFACTURER'S SPECIFICATIONS AND INSTRUCTIONS. MANUFACTURER'S PRODUCT INSTALLATION INSTRUCTIONS SHALL BE AVAILABLE ON THE JOB SITE AT THE TIME OF INSPECTION AND PROVIDED TO THE OWNER AT COMPLETION OF CONSTRUCTION. 15. FIRE SPRINKLERS ARE REQUIRED FOR THIS PROJECT 16. CIVIL ENGINEER OF RECORD SHALL CERTIFY AT PROJECT COMPLETION THAT THE SITE DRAINAGE IS IN SUBSTANTIAL COMPLIANCE WITH THE APPROVED DRAINAGE PLAN. 17. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5' OF MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN PERMITS FROM CAL/OSHA. THIS PERMIT, ALONG WITH ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO COMMENCEMENT OF ANY WORK. CONTACT CAL/OSHA AT 714-558-4451 NPDES NOTES 1. IN THE CASE OF EMERGENCY, CALL AT WORK PHONE # OR HOME PHONE # 2. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE. 3. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TACKING, OR WIND. 4. APPROPRIATE BMP'S FOR CONSTRUCTION -RELATED MATERIALS, WASTES, SPILLS SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WIND OR RUNOFF. 5. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES UNLESS TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS, 6. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OR THE REQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 7. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS. 8. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORMWATER ONLY WHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT: CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION, OR NUISANCE; OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302. 9. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES AND SOLVENTS; ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; FERTILIZERS, VEHICLE/EQUIPMENT WASH WATER AND CONCRETE WASH WATER; CONCRETE, DETERGENT OR FLOATABLE WASTES; WASTES FROM ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING AND SUPER CHLORINATED POTABLE WATER LINE FLUSHING. DURING CONSTRUCTION, PERMITTEE SHALL DISPOSE OF SUCH MATERIALS IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE, PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 10. DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS VIA SURFACE EROSION IS PROHIBITED. DEWATERING OF NOW CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. 11. GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE CONCLUSION OF EACH WORKING DAY. DRAINAGE IS TO BE DIRECTED TOWARD DESILTING FACILITIES. 12. THE PERMITTEE AND CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION. 13. THE PERMITTEE AND CONTRACTOR SHALL INSPECT THE EROSION CONTROL WORK AND INSURE THAT THE WORK IS IN ACCORDANCE WITH THE APPROVED PLANS. 14. THE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL SUPPLIERS, LESSEES, AND PROPERTY OWNERS: THAT DUMPING OF CHEMICALS INTO THE STORM DRAIN SYSTEM OR THE WATERSHED IS PROHIBITED. 15. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT. 16. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 17. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND, 18. APPROPRIATE BMPS FOR CONSTRUCTION -RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. BUILDING AND SITE DATA ZONING DATA DESCRIPTION USE ZONE LOT AREA AVG. LOT WIDTH AVG. LOT DEPTH REQUIRED RS -D R-1 2100.0 SQ.FT. 35.00 FT. 60.00 FT. EXISTING RS -D R-1 2100.0 SQ. FT, 35.00 FT. 60.00 FT. PROPOSED RS -D R-1 2100.0 SOFT. 35.00 FT 60,00 Fl. BUILDABLE AREA OF THE LOT UYC E P N/A N/A Y Y N/A N/A N/A AVG. LOT SLOPE N/Al% N/Al% 1.7 il� 35.00 - MAX HEIGHT AT: 3.00 A1.0 29.00 FT. LOT DEPTH - ABV. P.L./CURB/ST. C.L. REAR YARD 0.00 FT. 0.00 FT. 14.06 FT. 5.00 Y N ABV. GRADE / F.F. EXTERIOR ELEVATIONS 24.00 FT. 0.00 FT. 24.00 j FT. BUILDABLE AREA OF THE LOT IS LOT WIDTH - Y Y SETBACK REQUIREMENTS: OPEN VOLUME AREA A5.2 BUILDING SECTIONS B & C WALL SECTIONS FRONTYARD X 15%1 10.00 FT. 10.00 FT. 10.00 FL, 195.75 SQ.FT. Y Y REAR YARD (ALT. SETBACK) C-02 5.00 FT. 10.00 FT. 5.00 FT. 12.56 Y Y SIDE YARDS 3.00 3.00 FT. 3.00 3.00 FT. 3,001 3.00 FT. FT. Y Y LOT COVERAGE AVG. SLOPE = 100.0 2100 % 0.0 % 67.93 % Y Y SO.FT, 0.0 SOFT. 1426.51 SQ.FT, LANDSCAPING 0.0 0 % 0.0 % 0.0 °% SO.FT. NONE SQ.FT. NONE SQ.FT. PARKING 2 COVERED SPACES 1 COVERED SPACES 2 COVERED SPACES NY Y BUILDING AREA DATA EXISTING PROPOSED DEMO I TOTAL REMODEL HABITABLE: GROUND FLOOR 0.0 SO.FT. 883.07 SQ.FT. 0.0 SO.FT. 883.07 SOFT. 0.0 SQ.FT. UPPER FLOOR 0.0 SQ.FT. 1049.930 SQ.FT. 0.0 SQ.FT. 1049.93 SQ.FT. 0.0 SO.FT. GARAGE 0.0 SQ.FT. 391.22 SQ.FT. 0.0 SQ.FT. 391.2 SQ.FT. 0.0 SQ. FT. STORAGE 0.0 SQ.FT. 0.0 SQ.FT. 0.0 SQ.FT. 0.0 SQ.FT. 0.0 SQ.FT. LIVING AREA+GARAGE TOTAL FLOOR AREA 0.0 SQ.FT. 2324.2 SQ.FT. 0.0 SQ.FT. 2324.2 SQ.FT. 0.0 SQ.FT. NON -HABITABLE: DECKS 0 SQ.FT. 1 195.76 1 SQ. FT. I 0 SQ.FT. 1 195.761 SQ.FT. I 0 SQTT. SITE DECK 0 SOFT 1 333 1 SQ.FT. 1 0 1 SQ. FT. 1 333 1 SOFT, I 0 SQ.FT. li SITE CALCULATIONS A + B 1+1 C +1 D 1= X 1 X/4 = AVERAGE GRADE 11.24 + BUILDABLE AREA OF THE LOT ALTERNATIVE SETBACK - RESOLUTION A0.3 RESIDENTIAL CONSTRUCTION MIN. REQUIREMENTS LOT WIDTH - SIDE YARD - SIDE YARD GENERAL NOTES A0.6 BUILDABLE WIDTH 35.00 - 3.00 - 3.00 A1.0 29.00 FT. LOT DEPTH - FRONT YARD - REAR YARD A2.1 2ND FLOOR PLAN BUILDABLE DEPTH 60.00 - 10.00 - 5.00 GROUND FLOOR REFLECTED CEILING PLAN A3.1 45.00 FT, EXTERIOR ELEVATIONS A4.0 EXTERIOR ELEVATIONS A4.1 EXTERIOR ELEVATIONS BUILDING SECTIONS BUILDABLE AREA OF THE LOT IS LOT WIDTH - SIDE YARDS X LOT DEPTH - FRONT YARD - REAR YARD 1305.00 SQ.FT OPEN VOLUME AREA A5.2 BUILDING SECTIONS B & C WALL SECTIONS BUILDABLE AREA X 15%1 1 REQUIRED PROPOSED 1305.00 0.15 SLOPE O F LOT DIAGRAMS 195.75 SQ.FT. 195.76 SQ.FT. C-01 TITLE SHEET C-02 SURVEY LOT SLOPE CALCULATION PRECISE DRAINAGE PLAN C-04 EROSION CONTROL PLAN FRONT P.L. 12.56 FT. + 12.74 FT. /2= 12.66 FT. REAR P.L. 11.24 FT. + 12.00 FT. /2= 11.62 FT. AVG. SLOPE = 11.621 FT. 12.661 60.001 FT. FT, _ 1.7 % ESTABLISHMENT OF GRADE (FIVE PERCENT OR LESS SLOPE) A + B 1+1 C +1 D 1= X 1 X/4 = AVERAGE GRADE 11.24 + 112.001+112.581+112.741 = 1 48.561 1 12.14 FT. ALTERNATIVE SETBACK - RESOLUTION A0.3 NOTES I No landscaping is provided. SUBMITTALS DEFERRED SUBMITTALS ALL DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT AND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY CITY FIRE SPRINKLER PLANS SUBMITTALS AND REVISIONS CDP SHEET INDEX ID SHEET NAME COVER SHEET & PROJECT INFORMATION A0.0 COVER SHEET A0.1 PROJECT INFORMATION A0.2 ALTERNATIVE SETBACK - RESOLUTION A0.3 RESIDENTIAL CONSTRUCTION MIN. REQUIREMENTS A0.4 CALGREEN RESIDENTIAL MIN. REQUIREMENTS A0.5 GENERAL NOTES A0.6 GENERAL NOTES A0.7 ABBREVIATIONS AND SYMBOLS SITE PLANS A1.0 SITE PLAN FLOOR PLANS A2.0 1 ST FLOOR PLAN A2.1 2ND FLOOR PLAN A2.2 ROOF PLAN REFLECTED CEILING PLANS A3.0 GROUND FLOOR REFLECTED CEILING PLAN A3.1 UPPER LEVEL REFLECTED CEILING PLAN EXTERIOR ELEVATIONS A4.0 EXTERIOR ELEVATIONS A4.1 EXTERIOR ELEVATIONS BUILDING SECTIONS A5.0 BUILDING SECTIONS 1 & 2 A5.1 BUILDING SECTIONS 3 & A A5.2 BUILDING SECTIONS B & C WALL SECTIONS A6.0 WALL SECTIONS AREA CALCULATION DIAGRAMS AC.I FLOOR AREA DIAGRAMS AC.2 SLOPE O F LOT DIAGRAMS CIVIL DRAWINGS C-01 TITLE SHEET C-02 SURVEY C-03 PRECISE DRAINAGE PLAN C-04 EROSION CONTROL PLAN C-05 DETAILS PROJECT DATA PROJECT 102 OCEANFRONT ADDRESS: NEWPORT BEACH, CA 92661 LEGAL THE WESTERLY 35 FEET OF LOT 14 AND 15, BLOCK 11 OF EAST NEWPORT DESCRIPTION: TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3, PAGE 17 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, BEING DESCRIBED IN DOCUMENT NO. 2005000877805, RECORDED NOVEMBER 1. 2005 ASSESSOR'S 048-074-04 PARCEL NUMBER: OCCUPANCY: R-1 CONSTRUCTION:TYPE V -B SPRINKLERED CODES: CALIF. ADMINISTRATIVE CODE 2016 / CALIF. BUILDING CODE 2016 / CALIF. RESIDENTIAL CODE 2016 / CALIF. ELECTRICAL CODE 2016 / CALIF. MECHANICAL CODE 2016 / CALIF. PLUMBING CODE 2016 / CALIF. ENERGY CODE 2016 / CALIF. FIRE CODE 2016 / CALIF. GREEN CODE 2016 / CALIF. REFERENCED STANDARDS CODE 2016 / LOCAL MUNICIPAL CODE / ASSOCIATION GUIDELINES AND CC&R'S PROJECT DESCRIPTION: NEW TWO STORY SINGLE FAMILY RESIDENCE WITH TWO CAR GARAGE, SITE WALLS FENCING, EXTERIOR STAIRS AND OUTDOOR DECK VICINITY MAP CONTACTS OWNER: MELODIE JOHNSON 3042 JACKSON STREET SAN FRANCISCO, CA 94115 CONTACT MELODIEJOHNSON@SBCGLOBAL.NET DESIGNER: GEOFFSUMICH 31511 CAMINO CAPISTRANO, SUITE A, SAN JUAN CAPISTRANO, CA 92675 PHONE: 949-280-6514 CONTACT GEOFF@GEOFFSUMCIHDESIGN.COM CIVIL ENGINEER: ROYCE EKLUND COMMERCIAL DEVELOPMENT RESOURCES 4121 WESTERLY PLACE #112, NEWPORT BEACH, CA 92660 PHONE : 949-492-8586 CONTACT REKLUND@CDRWEST.COM SOILS ENGINEER: DAN HERC COAST GEOTECHNICAL INC. 1200 WEST COMMONWEALTH AVENUE, FULLERTON CA 92833 PHONE: 714-870-1211 CONTACT COASTGEOTEC@SBCGLOBAL NET COASTAL HAZARD DAVID W. SKELLY, MS ANALYSIS: GEOSOILS INC. 870 S. SIERRA AVE, SOLANA BEACH, 92075 PHONE: 760-438-3155 CONTACT DSKELLY@GESOILSINC.COM z 0 z I 0 z 0 Q 0 LL z 1 U w 0 Q� 0. Q U I- I0 I..L w z I� z 0 LL LL z Q w U 0 N 0 O 04/12L8b18 Planning Commission Resolution No. 2064 *Sk ac _',_' ��_ D`escr�ipti"ons Page 3 of 4 10' (Standard) East Oceanfront SECTION 4. DECISION. 3' (Standard) RESOLUTION NO. 2064 NOW, THEREFORE, BE IT RESOLVED: 3' (Standard) A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY Rear 5' (Alternative) OF NEWPORT BEACH, CALIFORNIA, APPROVING STAFF 1. The PlanningCommission of the Cit of Newport Beach hereby a S y p y peto APPROVAL SA2017-004 FOR AN ALTERNATIVE SETBACK subject to the rear setback set forth in Exhibit A, which is attached hereto and incorporated an incorporated DETERMINATION FOR THE PROPERTY LOCATED AT 102 EAST by reference. OCEANFRONT (PA2017-099) 2. This action shall become final and effective fourteen days after the adoption of this THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS Resolution unless within such time an appeal is filed with the City Clerk in accordance FOLLOWS: with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal SECTION 1. STATEMENT OF FACTS. Code. PASSED, APPROVED, AND ADOPTED THIS 1711 DAY OF AUGUST, 2017. 1. An application was filed by Geoff Sumich Design Inc. (Applicant) with respect to property located at 102 East Ocean Front, and legally described as Lot 14 (westerly half of lot AYES: Dunlap, Kleiman, Koetting, Lowrey thereof) and Lot 15 (westerly half of lot thereof) of Block 11, East Newport Tract requesting approval of a Staff Approval for an Alternative Setback Determination. NOES: Weigand 2. The Applicant requests approval of an Alternative Setback Determination to reduce the ABSTAIN: None rear setback from 10 feet to 5 feet (see. Exhibit "A" Alternative Setback Determination Letter). ABSENT: Kramer, Zak 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 (RSD). BY: 4. The subject property is located within the coastal zone. The Coastal Land Use Plan PI ter Koettin�, Chairm n category is Single -Unit Residential Detached (20.0-29.9 DU/AC) (RS -D). % 5. A public hearing was held on August 17, 2017 in City Council Chambers located at 100 /] BY: Lj `� "- Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Erik Weigand, S cretary Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. Planning Commission Resolution No. 2064 Paqe 4 of 4 EXHIBIT "A" Determination of Alternative Front Setback SA2017-004 for PA2017-099 Date: August 17, 2017 Site address: 102 East Oceanfront NBMC Section 20.30.110(C) (Setback Regulations and Exceptions - Alternative setback area location): In cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity, the [Community Development] Director may redefine the location of the front, side, and rear setback areas to be consistent with surrounding properties. The reorientation of setback areas is not applicable to the bluff overlay district. For these types of Setback Determinations, the Community Development Director refers to the Planning Commission to establish the following alternative rear setback: I° Yartl', *Sk ac _',_' ��_ D`escr�ipti"ons Front 10' (Standard) East Oceanfront Side 3' (Standard) Easterly Property Line Side 3' (Standard) Westerly Property Line Island Avenue Rear 5' (Alternative) Interior On behalf of Peter K�ng, 91ai By: Erik Weigand, Secretary Attachment: Setback Exhibit 1111MMz1yr:1 SECTION 2, CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION, 1. The project is categorically exempt underSection 15305, ofthe California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations). 2. Class 5 exempts minor alterations in land use limitations in areas with an average slope of less than 20 percent, which do not result in any changes in land use or density, including but not limited to: minor lot line adjustments, and setback variances not resulting in the creation of any new parcel. The Alternative Setback Determination does not constitute a major change which would require environmental review. 3. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. Planning Commission Resolution No. 2064 Page 2 of 4 As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. NBMC Section 20.30.110(C), Alternative Setback Area Location states the following: "In cases where the orientation of an existing lot and the application of the setback area are not consistent with the character or general orientation of other lots in the vicinity, the Director may redefine the location of the front, side, and rear setback areas to be consistent with the surrounding properties," Pursuant to NBMC Section 20.30.110(C), the following findings are set forth. Findings: 1. The Municipal Code does not establish required findings for a review of a staff approval for an alternative setback determination. The rear setback requested was reviewed for consistency with lots in the vicinity based on an application of standard setback areas, the resulting floor area ratio (FAR), and other development standards. 2. The application of the default rear setback for the R-1 Zone limits development on the lot and results in an FAR substantially lower than other lots in the vicinity and in the R-1 Zoning District. 3. The application of the alternative rear setback will allow development on the property that is consistent with neighboring properties. 4. The applicant proposes to reduce the 10 -foot rear setback to 5 feet. The applicant would be required to maintain the required 10 -foot front setback and 3 -foot side setbacks. 5. The proposed 10 -foot rear setback will allow for the development of a single -unit dwelling on the property that is within the range of sizes at nearby lots and provides a reasonable setback from the adjacent residence. 05-26-2016 Z 0 ffLLZ Q W U 0 Z 0 VI Z I 0 I ZQ 00 �-_ DU J Q 0W W W W� N I 0 Y n U MQ W W IIW � V/ Z W 0 ff L7 Q Z Z W ff U W0 JN Q O N O 04/1242!b18 ow) ABBREVIATIONS & AND FIXT. FIXTURE R OR RAD. RADIUS @ AT FLOUR. FLUORESCENT RECP. RECEPTACLE Fl -R. FLOOR REFR. REFRIGERATOR ABV. ABOVE FOUND. FOUNDATION REINF. REINFORCED A/C AIR CONDITIONER F. P. FIRE PLACE REQ'D. REQUIRED A. D. AREA DRAIN FR. DR. FRENCH DOOR RET. RETURN ADJUST. ADJUSTABLE FRM'G. FRAMING RF.('G) ROOF(ING) A.F.F. ABOVE FINISH FLOOR F.S. FINISH SURFACE R. 0. ROUGH OPENING A.F.G. ABOVE FINISH GRADE FT'G. FOOTING R.O.W. RIGHT OF WAY A.F.I. ARC FAULT INTERRUPT F.Y. FRONT YARD RM, ROOM A.F.S. ABOVE FINISH SURFACE R. R. ROOF RAFTER ALUM./AL. ALUMINUM GA. GAUGE R.Y. REAR YARD AVG. AVERAGE GAL. GALLON AWN. AWNING GALV. GALVANIZED S SOUTH G.F.I. GROUND FAULT S.B. SETBACK BA. BATHROOM INTERRUPT SCHED. SCHEDULE BD. BOARD G. 1. GALVANIZED IRON SFM STATE FIRE MARSHALL BDRM. BEDROOM GL.(BLK) GLASS (BLOCK) SHT. SHEET BLDG. BUILDING G.M. GAS METER SHT'G, SHEATHING BLK.('G) BLOCK(ING) GRND. GROUND SHWR. SHOWER BLW. BELOW GYP. BD. GYPSUM WALL BOARD SIM. SIMILAR BM. BEAM SLP. SLOPE B.O.F. BOTTOM OF FOOTING H.B. HOSE BIB SPECS. SPECIFICATIONS BOT. BOTTOM HDR. HEADER SPKR. SPEAKER B.W. BOTH WAYS HGT. OR H. HEIGHT SQ. SQUARE BYND. BEYOND HR. HOUR S.S. STAINLESS STEEL HOR. HORIZONTAL STIR. STAIRS C. B. CATCH BASIN H.W. HOT WATER STL. STEEL CEM.(BD.) CEMENT (BOARD) STOR. STORAGE C.J. CEILING JOIST I.R. INSIDE RADIUS STRUCT. STRUCTURAL C. L. CENTER LINE INSUL. INSULATION SURF. SURFACE CLOS./CL. CLOSET INT. INTERIOR S.Y. SIDE YARD CLG. CEILING INV. INVERT Cl -R. CLEAR T. THERMOSTAT C.M.U. CONCRETE MASONRY J -BOX JUNCTION BOX T. TREAD UNIT JST. JOIST T&G TONGUE AND GROOVE C.O. CLEAN OUT TEL. TELEPHONE CO. COPPER KIT. OR K. KITCHEN THK. THICK COL. COLUMN THRESH. THRESHOLD CONC.(BLK.) CONCRETE BLOCK LAV. LAVATORY T.P. TOP PLATE CONT. CONTINUOUS LAM. LAMINATE T.O.C./T.C. TOP OF CURB CSMT. CASEMENT LAUND. LAUNDRY T.O.S./T.S. TOP OF SLAB CTR. CENTER LB(S). POUND(S) T.O.W./T.W. TOP OF WALL CU.YD./C.Y. CUBIC YARD L.V. LOW VOLTAGE T.S. TUBE STEEL C.W. COLD WATER LWR. LOWER TYP. TYPICAL T.V. TELEVISION DB. DECIBEL MANUF. MANUFACTURER DBL. DOUBLE MAS. MASONRY U.O.N. UNLESS OTHERWISE DEG. OR ° DEGREE MAX. MAXIMUM NOTED DEMO. DEMOLISH MECH. MECHANICAL UTIL. UTILITY D. F. DOUGLAS FIR MEM. MEMBRANE D. H. DOUBLE HUNG MIN. MINIMUM VAC. VACUUM DIAL. DIAGONAL MLD'G. MOULDING V.I.F. VERIFY IN FIELD DIA. OR 0 DIAMETER MTL. METAL VERT. VERTICAL DISP. DISPOSAL N NORTH D.J. DECK JOIST N. NEW W WEST DN. DOWN N.T.S. NOT TO SCALE W. WASHER DTL, DETAIL W. WIDTH D.W. DISHWASHER O/ OVER W/ WITH DWG. DRAWING OBS. OBSCURE W.C. WATER CLOSET O.C. ON CENTER WD. WOOD E EAST OPP. OPPOSITE WDW. WINDOW E.G. EXISTING GRADE 0. R. OUTSIDE RADIUS W. H. WATER HEATER E.S. EXISTING SURFACE OSB ORIENTED STRAND W. 1. WROUGHT IRON EL. ELEVATION BOARD W.M. WATER METER ELECT. ELECTRICAL W/O WITHOUT ELEV. ELEVATOR PERF. PERFORATED W. P. WATERPROOF E.M. ELECTRICITY METER P.L. PROPERTY LINE WTR. WATER EQ. EQUAL PLYWD. PLYWOOD W.W.M. WELDED WIRE MESH EQUIP, EQUIPMENT PR. PAIR E.W. EACH WAY PSI POUNDS PER SQ. IN. EXIST./E. EXISTING PWDR. POWDER EXT. EXTERIOR PVC POLYVINYL CHLORIDE F.F. FINISH FLOOR QTR. QUARTER F.G. FINISH GRADE QTY. QUANTITY F.G. FUEL GAS F.J. FLOOR JOIST R. RISER SYMBOLS DWG SECTION OR ELEVATION SHT REFERENCE MARKER /QPROPERTY LINE 1 DRAWING & INTERIOR ELEVATION SHEET ID / SETBACK BOUNDAF 4 SH REFERENCE MARKER VIEW ID CENTER LINE DTL DETAIL REFERENCE i SHT MARKER / PROPOSED GRADE PRJ TH TOPOGRAPHIC CON To TN NORTH ARROW / EXISTING GRADE N BG0� 00' FS SPOT ELEVATION GRID LINE MARKERS 123 — ��REVISION REFEREN 12 ROOF PITCH 3 % SURFACE SLOPE ABC. WALL IDENTIFIER ELEVATION OR SURFACE MARKER D# DOOR MARKER 4" mmmw ELEVATION CHANGE W# WINDOW MARKER 0 KEYNOTE REFERENCE z W0 V I z IQ 0u y �U �Q J W 0 Ian- n0 (f) I..L c Z Z V I z z 00 I— LL Qz WW � U m0 mN Q O 0 04/12/18 IImo—EXISTING NEIGHBORS RESIDENCE 5' 3' 17' 11 17' 3' 5' 1 1 3' 1' 30'-11" SIDEWALK PLANTER. PLANTER SIDEWA K I 3' GRANITE COBLE STONE PAVERS 6-0" HIGH CMU WALL TRASH / RECYCLING BINS 11.01' TC o 11.08' FS I AC EQUIPMENT r I I 10.59' FL I 11.09' S 11.17' T I M N 78°36'00" W 35.00' I... .i Q Q O_ WA`f — ` 11.60' FS 0? 11.36 FS I Lj 10.69' LIP f 1 i �tl-s w u y 88 1 w ce Q A8.7 .oi 4 m _ WA !_ j 11.60' FS 1065'FL 1 14.50'FS "l L _ Y AC AC 11.77'FS NEW HARDSCAPE SLAB AND CURB PER PUBLIC 1 11.21' TG WORKS STANDARDS 1 11.14' E.G 1 I I GRANITE COBLE STONE PAVERS-- o I 1 11.25' TG v DRIVEWAY a. E NEW DRIVEWAY CURB CUT AND GUTTER PER PUBLIC 1 WORKS STANDARDS ! 3' SIDE w I YARD SETBACK 11 I I z,.__i 21 P w l 10.90':LIP I .I 11.30 G METAL CLAD Q 1 -10.86' FL CANOPY ABOVE r—= a I j NEW TWO STORY WALKWAY z I 1 I SINGLE FAMILY 3'SIDE YARD Q i , l i RESIDENCE SETBACK11.25' T.C. +I 1 PAD: J 10.92' FL 11.25' S i GROUND U PEER LEEVEL: LEVEL: 25.62' 6-0 "HIGH, STEEL PLATE FENCE I _ I I ll 1 EXISTING PLANTER 1 A8.8 I I 1- I O EXISTING SIDEWALK1I0 1 l0 .6 112' FS C? _ _ 12.46' FS o — LIMESTONE COBLE STONE PAVERS CIO V z WALKWAY 12.46' FS 6'-0" HIGH STEEL GATE II, M i 1'. 11.50' FS 1 6-0 "HIGH, STEEL PLATE FENCE 87 A8.7 11.62' FS UP iV b /I I I I 12.00' 12.05' FS O�-----------'L----------- ----- -- NN' EXISTING WATER METER 91----�--- iL----- — a — --1i-- / A8.8 - 3'HIGHGLASS GURADRAIL �_ - 71 OVER 2' HIG H STONEWALL WALL A8.3i.ii — nLI ja z< 2%SLOPE, TYP. i'� o F� I U An 0 — 86 12.15 I `i \- LL N --------- — A8.7 i- -FLOOR DRAIN, TYP. \�� - -- - 91 2.15' F METAL CLAD A8.8 DECK CANOPY ABOVE- UP 14.44' 12.00, SITE PLAN SCALE: 1/4" = V-0" N 78036'00" W 35.00' 86 3' HIGH GLASS GURADRAIL A8. OVER 2' HIGH STONE WALL EXISTING PEDESTRIAN PATH SAND x OC EA N F R O N T —12 r- --------- - --- FA 12.46'FS i GRANITE COBLE STONE PAVERS EXISTING NEIGHBORS RESIDENCE EXISTING FENCE L --------- TEMPERED GLASS GUARDRAIL GRANITE COBLE STONE PAVERS 5-0" HIGH TEMPERED GLASS GATE SITE PLAN NOTES 1. UNDERGROUND ALL UTILITY LINES TO THE NEAREST EXISTING POLE. 2. SLOPE ALL GRADES TO DIRECT WATER AWAY FROM THE STRUCTURE, HARDSCAPE SHALL BE SLOPED AWAY FROM THE STRUCTURE AT A MIN. OF 1% AND SOFTSCAPE AT A MIN. OF 2% UNLESS OTHERWISE NOTED ON THE GRADING AND DRAINAGE PLAN. 3. PRIOR TO START OF CONSTRUCTION, PROPERTY LINES AND/OR CORNERS SHALL BE CLEARLY FLAGGED AROUND THE PROJECT SITE, 4. PRIOR TO FINAL INSPECTION, WRITTEN CERTIFICATION SIGNED BY A LICENSED SURVEYOR SHALL BE PROVIDED THAT ALL PROPERTY CORNERS ARE MONUMENTED PER THE REQUIREMENTS OF THE COUNTY SURVEYOR UNDER PROVISIONS OF THE BUSINESS AND PROFESSIONS CODE OF THE STATE OF CALIFORNIA. 5. LANDSCAPING PLANS AND IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY ARE TO BE REVIEWED AND APPROVED BY PUBLIC WORKS. AN ENCROACHMENT PERMIT WILL BE REQUIRED FROM PUBLIC WORKS PRIOR TO CONSTRUCTION. 6. CONTRACTOR SHALL ACCOMMODATE GRADING, DRAINAGE AND WALL TIE-INS TO EXISTING PUBLIC IMPROVEMENTS PRIOR TO CONDUCTING SITE WORK, UNLESS OTHERWISE APPROVED BY THE CITY ENGINEER OR BUILDING OFFICIAL, 7. SETBACKS SHALL BE MEASURED FROM FACE OF FINISH. r Z oQ ffU L _ Z QU WQ UW m O �- I Z� 0� (D W z I F.. Oz O Ir LL z Q 1 U W0 I� N V I O 1 A5.0 rem 3 A5.1 GROUND LEVEL FLOOR PLAN SCALE: 1/4" = V-0" FLOOR PLAN NOTES A B C A5.1 A5.2 A3.0 1. SMOKE AND CO COMBINATION ALARMS SHALL BE HARDWIRED WITH BATTERY BACK UP AND MEET STANDARDS OF NFPA 72 AND LISTED WITH UL 217 AND UL 2034. SMOKE AND CO COMBINATION ALARMS SHALL BE INSTALLED IN EVERY SLEEPING ROOM, OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS, ON EACH LEVEL OF THE DWELLING UNIT, INCLUDING HABITABLE BASEMENTS AND ATTICS, SMOKE ALARMS SHALL NOT BE LOCATED WITHIN 3' HORIZONTALLY OF BATHROOM (CRC R314). 2. ALL PLUMBING FIXTURES SHALL COMPLY WITH MAXIMUM FLOW RATES SPECIFIED IN THE CAL GREEN BUILDING STANDARDS AND LOCAL GREEN BUILDING STANDARDS, WHICHEVER IS MORE RESTRICTIVE. 28'-9 1/4" PROPERTY LINE N 78036'00" W 3. ALL WATER CLOSETS OR BIDETS SHALL MAINTAIN A MINIMUM OF A 15" HORIZONTAL CLEARANCE FROM THE OF ITS CENTER TO THE NEAREST SIDE WALL OR OBSTRUCTION, AND NOT CLOSER THAN 30" TO THE CENTER OF AN ADJACENT FIXTURE AND SHALL MAINTAIN A MINIMUM OF 24" CLEAR IN FRONT OF THE FIXTURE (CPC 402.5). 4. ALL SHOWERS COMPARTMENTS, REGARDLESS OF SHAPE, SHALL MAINTAIN A MINIMUM OF 1024 SQ.IN. AND ENCOMPASS 30" DIAMETER CLEAR SPACE INSIDE THE SHOWER ENCLOSURE (CPC 408.6) AND A CEILING HEIGHT OF NOT LESS THAN 6'-8" (CRC R305.1). SHOWER WALLS SHALL BE TILE OR STONE FROM FLOOR TO MIN. HGT. OF 6'-0" ABOVE SHOWER FLOOR (CPC 408.7). ALL GLASS SHOWER ENCLOSURES SHALL BE CONSTRUCTED WITH TEMPERED SAFETY GLASS CRC R308.5. SHOWER LINING AND RECEPTORS SHALL BE CONSTRUCTED ON SITE AND WATERTIGHT BY APPROVED NON-ABSORBENT, NON -CORROSIVE MATERIALS AND REINFORCED IN ACCORDANCE WITH MANUF. SPECIFICATIONS (CPC 408.7). WHERE A SHOWER RECEPTOR HAS A FINISHED DAM, CURB OR THRESHOLD IT SHALL BE NOT LESS THAN 1" LOWER THAT THE SIDES AND BACK OF SUCH RECEPTOR, AND NOT LESS THAN 2" OR EXCEEDING 9" IN DEPTH WHERE MEASURED FROM THE TOP OF THE DAM OR THRESHOLD TO THE TOP OF THE DRAIN (CPC 408.5). 5. GARAGES SHALL BE SEPARATED FROM HABITABLE AREA BY A MIN. 5/8" THK. TYPE X GYP. BD. WALL FINISH ON THE GARAGE SIDE OF STUD FRAMING (CRC R302.6). 6. GAS FIRED APPLIANCES LOCATED IN GARAGES SHALL BE INSTALLED SO THAT BUNERS AND IGNITION DEVICES ARE LOCATED A MINIMUM OF 18" ABOVE THE FLOOR (CPC 1 507.13). A5.0 7. FIREBLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICAL AND HORIZONTAL CONCEALED DRAFT OPENINGS IN THE FOLLOWING LOCATIONS AND CONSTRUCTED OF AN APPROVED MATERIAL(CRC R302.11): 1. IN STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS: VERTICALLY AT CEILING AND FLOOR LEVELS, AND HORIZONTALLY AT INTERVALS NOT EXCEEDING 10'. 2. AT INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS SOFFITS, DRY CEILINGS, AND COVE CEILINGS. 3. IN CONCEALED SPACES BETWEEN STAIRS STRINGERS AND TOP AND BOTTOM OF RUN. 4. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, AND WIRES AT CEILING AND FLOOR LEVELS, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. 8. DRAFTSTOPPING SHALL BE PROVIDED IN USABLE SPACE BOTH ABOVE AND BELOW THE 0 CONCEALED SPACE OF A FLOOR -CEILING ASSEMBLY SUCH THAT THE AREA OF CONCEALED SPACE DOES NOT EXCEED 1000 SQ.FT. DRAFTSTOPPING SHALL DIVIDE THE SPACE INTO ROUGHLY EQUAL AREAS AND SHALL BE PROVIDED WHEN THE CEILING FRAMING IS DROPPED BELOW THE FLOOR FRAMING OR WHEN OPEN WEB TRUSS OR PERFORATED JOISTS ARE USED (CRC R 302.12). 9. TANK WATER HEATERS SHALL BE ANCHORED OR STRAPPED TO RESIST SEISMIC DISC PLACEMENT. STRAPPING SHALL BE AT POINTS WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSIONS. A MIN. OF 4" SHALL BE MAINTAINED BETWEEN STRAPPING AND CONTROLS.(CPC 507.2). WHERE A WATER IS HEATER IS LOCATED IN 2 AN ATTIC OR ON A FLOOR/CEILING ASSEMBLY - A MIN. 1 1/2" DP. WATERTIGHT As.o CORROSION RESISTANT PAN SHALL BE INSTALLED BENEATH THE WATER HEATER W/ A W / 1 3/4,,0u ID DRAIN TO AN APPROVED LOCATION (CPC 507.5). 10. A CRAWL SPACE IS AN AREA BETWEEN A FLOOR AND THE GROUND THAT IS 1) U GENERALLY LESS THAN FIVE FEET IN HEIGHT, 2) IS SOMETIMES USED FOR ACCESS TO A4 1 PLUMBING AND ELECTRICAL UTILITIES, AND 3) IS ENCLOSED AND UNFINISHED (NO 0 WALL FINISHES OR FINISHED FLOOR OR CEMENT FLOOR SLAB). A CRAWL SPACE, AS / � DEFINED ABOVE IS EXCLUDED FROM THE GROSS FLOOR AREA. HOWEVER, IF A �,J CRAWL SPACE, CELLAR, ATTIC OR BASEMENT IS 1) 6'-8" FEET OR ORE IN HEIGHT, 2) COVERED BY A ROOF OR FLOOR, 3) SUPPORTED BY A STRUCTURAL FLOOR OR SLAB CAPABLE OF SUSTAINING FLOOR LOAD, AND 4) AT LEAST 50% ENCLOSED, THEN THE I' I AREA IS CAPABLE OF BEING USED OR FINISHED FOR HABITABLE SPACE AND SHALL BE w �% COUNTED AS PART OF THE GROSS FLOOR AREA. L 11. TWO LAYERS OF GRADE D OR 60 MINUTE GRADE D PAPER SHALL BE APPLIED OVER 0 ALL WOOD BASE SHEATHING IN EXTERIOR WALL ASSEMBLIES. 12, SETBACKS SHALL BE MEASURED FROM FACE OF FINISH. W z0 2IL WALL LEGEND O �) W 2X4 WOOD STUDS AT 16" O.C. z n 2X4 WOOD STUDS AT 16" O.C.1 HR. 3 FIRE RATED WALL ASSEMBLY A5.1 GA. FILE NO. 3644 z 2X6 WOOD STUDS AT 16' O.C. n� 0 I..L WT-XX_00 FOR WALL TYPE SEE SHEET A6.0 N LL IL•f L0 0w J U Li 0 I -N (n 0 S A4.0 O A B C A5.1 A5.2 A3.0 N 04/12/�b18 1 A5.0 rem W A4.0 3 A5.1 UPPER LEVEL FLOOR PLAN M 1 1 r I I 1 I 1 I I 1 I 1 I-_ I 1 1 I A B C A5.1 A5.2 A3.0 1/4" BEDROOM N 0.3 208 2 1/4" VE N 78036'0 DECK 211 2'-6" x 7. I 209 C LST. N 0.3 1/4" 35.00' NO'2 206 of 206 2'-6" x 7' DECK DRAIN i BEDROOM N 0.2 205 BUILT IN FIRE PLACE DIRECT -VENT SEALED COMBUSTION TYPE MASTER BEDROOM 232 METAL CLAD CANOPY ABOVE x I -2L6LxX ---III----�----SII---- METAL CLAD CANOPY ROPERTY LINE N 78°316100" W 35.00' 4 1/4" 11 7 1/4" I I Ir I Ih I I I I I I I I 25.62'1 I x 1/2" HALL N 0.2 201 S A4.0 B C A5.2 A3.0 m m FLOOR PLAN NOTES 1. SMOKE AND CO COMBINATION ALARMS SHALL BE HARDWIRED WITH BATTERY BACK UP AND MEET STANDARDS OF NFPA 72 AND LISTED WITH UL 217 AND UL 2034. SMOKE AND CO COMBINATION ALARMS SHALL BE INSTALLED IN EVERY SLEEPING ROOM, OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS, ON EACH LEVEL OF THE DWELLING UNIT, INCLUDING HABITABLE BASEMENTS AND ATTICS, SMOKE ALARMS SHALL NOT BE LOCATED WITHIN 3' HORIZONTALLY OF BATHROOM (CRC R314). 2. ALL PLUMBING FIXTURES SHALL COMPLY WITH MAXIMUM FLOW RATES SPECIFIED IN THE CAL GREEN BUILDING STANDARDS AND LOCAL GREEN BUILDING STANDARDS, WHICHEVER IS MORE RESTRICTIVE. 3. ALL WATER CLOSETS OR BIDETS SHALL MAINTAIN A MINIMUM OF A 15" HORIZONTAL CLEARANCE FROM THE OF ITS CENTER TO THE NEAREST SIDE WALL OR OBSTRUCTION, AND NOT CLOSER THAN 30" TO THE CENTER OF AN ADJACENT FIXTURE AND SHALL MAINTAIN A MINIMUM OF 24" CLEAR IN FRONT OF THE FIXTURE (CPC 402.5). 4. ALL SHOWERS COMPARTMENTS, REGARDLESS OF SHAPE, SHALL MAINTAIN A MINIMUM OF 1024 SQ.IN. AND ENCOMPASS 30" DIAMETER CLEAR SPACE INSIDE THE SHOWER ENCLOSURE (CPC 408.6) AND A CEILING HEIGHT OF NOT LESS THAN 6'-8" (CRC R305.1). SHOWER WALLS SHALL BE TILE OR STONE FROM FLOOR TO MIN. HGT. OF 6'-0" ABOVE SHOWER FLOOR (CPC 408.7). ALL GLASS SHOWER ENCLOSURES SHALL BE CONSTRUCTED WITH TEMPERED SAFETY GLASS CRC R308.5. SHOWER LINING AND RECEPTORS SHALL BE CONSTRUCTED ON SITE AND WATERTIGHT BY APPROVED NON-ABSORBENT, NON -CORROSIVE MATERIALS AND REINFORCED IN ACCORDANCE WITH MANUF. SPECIFICATIONS (CPC 408.7). WHERE A SHOWER RECEPTOR HAS A FINISHED DAM, CURB OR THRESHOLD IT SHALL BE NOT LESS THAN 1" LOWER THAT THE SIDES AND BACK OF SUCH RECEPTOR, AND NOT LESS THAN 2" OR EXCEEDING 9" IN DEPTH WHERE MEASURED FROM THE TOP OF THE DAM OR THRESHOLD TO THE TOP OF THE DRAIN (CPC 408.5). 5. GARAGES SHALL BE SEPARATED FROM HABITABLE AREA BY A MIN. 5/8" THK. TYPE X GYP. BD. WALL FINISH ON THE GARAGE SIDE OF STUD FRAMING (CRC R302.6). 6. GAS FIRED APPLIANCES LOCATED IN GARAGES SHALL BE INSTALLED SO THAT BUNERS AND IGNITION DEVICES ARE LOCATED A MINIMUM OF 18" ABOVE THE FLOOR (CPC 1 507.13). A5.0 7. FIREBLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICAL AND HORIZONTAL CONCEALED DRAFT OPENINGS IN THE FOLLOWING LOCATIONS AND CONSTRUCTED OF AN APPROVED MATERIAL(CRC R302.11): 1. IN STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS: VERTICALLY AT CEILING AND FLOOR LEVELS, AND HORIZONTALLY AT INTERVALS NOT EXCEEDING 10'. 2. AT INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS SOFFITS, DRY CEILINGS, AND COVE CEILINGS. 3. IN CONCEALED SPACES BETWEEN STAIRS STRINGERS AND TOP AND BOTTOM OF RUN. 4. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, AND WIRES AT CEILING AND FLOOR LEVELS, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. 8. DRAFTSTOPPING SHALL BE PROVIDED IN USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR -CEILING ASSEMBLY SUCH THAT THE AREA OF CONCEALED SPACE DOES NOT EXCEED 1000 SQ.FT. DRAFTSTOPPING SHALL DIVIDE THE SPACE INTO ROUGHLY EQUAL AREAS AND SHALL BE PROVIDED WHEN THE CEILING FRAMING IS DROPPED BELOW THE FLOOR FRAMING OR WHEN OPEN WEB TRUSS OR PERFORATED JOISTS ARE USED (CRC R 302.12). 9. TANK WATER HEATERS SHALL BE ANCHORED OR STRAPPED TO RESIST SEISMIC DISC PLACEMENT. STRAPPING SHALL BE AT POINTS WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSIONS. A MIN. OF 4" SHALL BE MAINTAINED BETWEEN STRAPPING AND CONTROLS.(CPC 507.2). WHERE A WATER IS HEATER IS LOCATED IN 2 AN ATTIC OR ON A FLOOR/CEILING ASSEMBLY - A MIN. 1 1/2" DP. WATERTIGHT As.o CORROSION RESISTANT PAN SHALL BE INSTALLED BENEATH THE WATER HEATER W/ A 3/4"ID DRAIN TO AN APPROVED LOCATION (CPC 507.5). 10. A CRAWL SPACE IS AN AREA BETWEEN A FLOOR AND THE GROUND THAT IS 1) GENERALLY LESS THAN FIVE FEET IN HEIGHT, 2) IS SOMETIMES USED FOR ACCESS TO A4 1 PLUMBING AND ELECTRICAL UTILITIES, AND 3) IS ENCLOSED AND UNFINISHED (NO WALL FINISHES OR FINISHED FLOOR OR CEMENT FLOOR SLAB). A CRAWL SPACE, AS DEFINED ABOVE IS EXCLUDED FROM THE GROSS FLOOR AREA. HOWEVER, IF A CRAWL SPACE, CELLAR, ATTIC OR BASEMENT IS 1) 6'-8" FEET OR ORE IN HEIGHT, 2) COVERED BY A ROOF OR FLOOR, 3) SUPPORTED BY A STRUCTURAL FLOOR OR SLAB CAPABLE OF SUSTAINING FLOOR LOAD, AND 4) AT LEAST 50% ENCLOSED, THEN THE AREA IS CAPABLE OF BEING USED OR FINISHED FOR HABITABLE SPACE AND SHALL BE COUNTED AS PART OF THE GROSS FLOOR AREA. 11. TWO LAYERS OF GRADE D OR 60 MINUTE GRADE D PAPER SHALL BE APPLIED OVER ALL WOOD BASE SHEATHING IN EXTERIOR WALL ASSEMBLIES. 12, SETBACKS SHALL BE MEASURED FROM FACE OF FINISH. WALL LEGEND 2X4 WOOD STUDS AT 16" O.C. 2X4 WOOD STUDS AT 16' O.C.1 HR. FIRE RATED WALL ASSEMBLY GA. FILE NO. 3644 A5.1 2X6 WOOD STUDS AT 16" O.C. WT-XX_00 FOR WALL TYPE SEE SHEET A6.0 z 0 Z Q WQ 00 0= U za W O m VI z� I0 oIL W Z Z� Qz 0. O I..L LL 0z 0 I W LL U D0 ZN NO II w -GB 02 LNC RY. 208 + 205 2'-6" x T i I BATH 210 207 N 0.2 _GB_M Wi-H3 01 I 210 - - W. C. 3 -� 204 - F' z-6" U) 0 MASTER +� CLR. J BATH i 1 U 203 .S 04B _ BUILT IN FIRE PLACE DIRECT -VENT SEALED COMBUSTION TYPE MASTER BEDROOM 232 METAL CLAD CANOPY ABOVE x I -2L6LxX ---III----�----SII---- METAL CLAD CANOPY ROPERTY LINE N 78°316100" W 35.00' 4 1/4" 11 7 1/4" I I Ir I Ih I I I I I I I I 25.62'1 I x 1/2" HALL N 0.2 201 S A4.0 B C A5.2 A3.0 m m FLOOR PLAN NOTES 1. SMOKE AND CO COMBINATION ALARMS SHALL BE HARDWIRED WITH BATTERY BACK UP AND MEET STANDARDS OF NFPA 72 AND LISTED WITH UL 217 AND UL 2034. SMOKE AND CO COMBINATION ALARMS SHALL BE INSTALLED IN EVERY SLEEPING ROOM, OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS, ON EACH LEVEL OF THE DWELLING UNIT, INCLUDING HABITABLE BASEMENTS AND ATTICS, SMOKE ALARMS SHALL NOT BE LOCATED WITHIN 3' HORIZONTALLY OF BATHROOM (CRC R314). 2. ALL PLUMBING FIXTURES SHALL COMPLY WITH MAXIMUM FLOW RATES SPECIFIED IN THE CAL GREEN BUILDING STANDARDS AND LOCAL GREEN BUILDING STANDARDS, WHICHEVER IS MORE RESTRICTIVE. 3. ALL WATER CLOSETS OR BIDETS SHALL MAINTAIN A MINIMUM OF A 15" HORIZONTAL CLEARANCE FROM THE OF ITS CENTER TO THE NEAREST SIDE WALL OR OBSTRUCTION, AND NOT CLOSER THAN 30" TO THE CENTER OF AN ADJACENT FIXTURE AND SHALL MAINTAIN A MINIMUM OF 24" CLEAR IN FRONT OF THE FIXTURE (CPC 402.5). 4. ALL SHOWERS COMPARTMENTS, REGARDLESS OF SHAPE, SHALL MAINTAIN A MINIMUM OF 1024 SQ.IN. AND ENCOMPASS 30" DIAMETER CLEAR SPACE INSIDE THE SHOWER ENCLOSURE (CPC 408.6) AND A CEILING HEIGHT OF NOT LESS THAN 6'-8" (CRC R305.1). SHOWER WALLS SHALL BE TILE OR STONE FROM FLOOR TO MIN. HGT. OF 6'-0" ABOVE SHOWER FLOOR (CPC 408.7). ALL GLASS SHOWER ENCLOSURES SHALL BE CONSTRUCTED WITH TEMPERED SAFETY GLASS CRC R308.5. SHOWER LINING AND RECEPTORS SHALL BE CONSTRUCTED ON SITE AND WATERTIGHT BY APPROVED NON-ABSORBENT, NON -CORROSIVE MATERIALS AND REINFORCED IN ACCORDANCE WITH MANUF. SPECIFICATIONS (CPC 408.7). WHERE A SHOWER RECEPTOR HAS A FINISHED DAM, CURB OR THRESHOLD IT SHALL BE NOT LESS THAN 1" LOWER THAT THE SIDES AND BACK OF SUCH RECEPTOR, AND NOT LESS THAN 2" OR EXCEEDING 9" IN DEPTH WHERE MEASURED FROM THE TOP OF THE DAM OR THRESHOLD TO THE TOP OF THE DRAIN (CPC 408.5). 5. GARAGES SHALL BE SEPARATED FROM HABITABLE AREA BY A MIN. 5/8" THK. TYPE X GYP. BD. WALL FINISH ON THE GARAGE SIDE OF STUD FRAMING (CRC R302.6). 6. GAS FIRED APPLIANCES LOCATED IN GARAGES SHALL BE INSTALLED SO THAT BUNERS AND IGNITION DEVICES ARE LOCATED A MINIMUM OF 18" ABOVE THE FLOOR (CPC 1 507.13). A5.0 7. FIREBLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICAL AND HORIZONTAL CONCEALED DRAFT OPENINGS IN THE FOLLOWING LOCATIONS AND CONSTRUCTED OF AN APPROVED MATERIAL(CRC R302.11): 1. IN STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS: VERTICALLY AT CEILING AND FLOOR LEVELS, AND HORIZONTALLY AT INTERVALS NOT EXCEEDING 10'. 2. AT INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS SOFFITS, DRY CEILINGS, AND COVE CEILINGS. 3. IN CONCEALED SPACES BETWEEN STAIRS STRINGERS AND TOP AND BOTTOM OF RUN. 4. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, AND WIRES AT CEILING AND FLOOR LEVELS, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. 8. DRAFTSTOPPING SHALL BE PROVIDED IN USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR -CEILING ASSEMBLY SUCH THAT THE AREA OF CONCEALED SPACE DOES NOT EXCEED 1000 SQ.FT. DRAFTSTOPPING SHALL DIVIDE THE SPACE INTO ROUGHLY EQUAL AREAS AND SHALL BE PROVIDED WHEN THE CEILING FRAMING IS DROPPED BELOW THE FLOOR FRAMING OR WHEN OPEN WEB TRUSS OR PERFORATED JOISTS ARE USED (CRC R 302.12). 9. TANK WATER HEATERS SHALL BE ANCHORED OR STRAPPED TO RESIST SEISMIC DISC PLACEMENT. STRAPPING SHALL BE AT POINTS WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSIONS. A MIN. OF 4" SHALL BE MAINTAINED BETWEEN STRAPPING AND CONTROLS.(CPC 507.2). WHERE A WATER IS HEATER IS LOCATED IN 2 AN ATTIC OR ON A FLOOR/CEILING ASSEMBLY - A MIN. 1 1/2" DP. WATERTIGHT As.o CORROSION RESISTANT PAN SHALL BE INSTALLED BENEATH THE WATER HEATER W/ A 3/4"ID DRAIN TO AN APPROVED LOCATION (CPC 507.5). 10. A CRAWL SPACE IS AN AREA BETWEEN A FLOOR AND THE GROUND THAT IS 1) GENERALLY LESS THAN FIVE FEET IN HEIGHT, 2) IS SOMETIMES USED FOR ACCESS TO A4 1 PLUMBING AND ELECTRICAL UTILITIES, AND 3) IS ENCLOSED AND UNFINISHED (NO WALL FINISHES OR FINISHED FLOOR OR CEMENT FLOOR SLAB). A CRAWL SPACE, AS DEFINED ABOVE IS EXCLUDED FROM THE GROSS FLOOR AREA. HOWEVER, IF A CRAWL SPACE, CELLAR, ATTIC OR BASEMENT IS 1) 6'-8" FEET OR ORE IN HEIGHT, 2) COVERED BY A ROOF OR FLOOR, 3) SUPPORTED BY A STRUCTURAL FLOOR OR SLAB CAPABLE OF SUSTAINING FLOOR LOAD, AND 4) AT LEAST 50% ENCLOSED, THEN THE AREA IS CAPABLE OF BEING USED OR FINISHED FOR HABITABLE SPACE AND SHALL BE COUNTED AS PART OF THE GROSS FLOOR AREA. 11. TWO LAYERS OF GRADE D OR 60 MINUTE GRADE D PAPER SHALL BE APPLIED OVER ALL WOOD BASE SHEATHING IN EXTERIOR WALL ASSEMBLIES. 12, SETBACKS SHALL BE MEASURED FROM FACE OF FINISH. WALL LEGEND 2X4 WOOD STUDS AT 16" O.C. 2X4 WOOD STUDS AT 16' O.C.1 HR. FIRE RATED WALL ASSEMBLY GA. FILE NO. 3644 A5.1 2X6 WOOD STUDS AT 16" O.C. WT-XX_00 FOR WALL TYPE SEE SHEET A6.0 z 0 Z Q WQ 00 0= U za W O m VI z� I0 oIL W Z Z� Qz 0. O I..L LL 0z 0 I W LL U D0 ZN NO 1 A5.0 rem 3 A5.1 ROOF PLAN SCALE: 1/4" = 1'-0" IN WALL DOWNSPOUT - IN WALL A B C A5.1 A5.2 A3.0 SETBACK PROPERTY LINE N 78°36'00" W 35.00' 1---- I ------------------------------------- 1 1 -e 62 I A8.2 1 I I 1 l 1 - I 63 A8.2 G 0�0A L aoA 04-P Oi I �1 1 c 1 250 SQ.FT. SOLAR I Flat Roof READY AREA Flat Roof 1 1 1% a a -a a T ISlope 1 1 IT-9 - - 1/2" - - - - - - - - - - - - - - - - - - - - 1 I I I 1 A I 4/N I J Q� N 1 O�oA J I L 1 I I 1 I I I I Ridge I 1 I ROOF L -CLASS A BUR PER 55/A8.1 GO/--------- - ICCER_T118T GO/ �a ROOF DRAIN AND OVERFLOW, TYP. Flat Roof -- Slope 1% ) TYP. / 7 3 I O o Flat Roof 14 _" I I I Ridge I I —I .4 &04 -------- ---- [\---- I \ \ /100SOLAR READYDYAREA O al 1 1 I 1 1 IN WALL 64 I1 1 1 1 9' I 2' 1 1 1 1 I IMETAL CLAD AWNING 1 1 1 1 � 1 -- ----------------------------------- ---� PROPERTY LINE N 78036'00" W 35.00' S A4.0 A B C A5.1 A5.2 A3.0 E A4.1 ROOF PLAN NOTES 1 OFF 9 1 A5.0 4 2 A5.0 5 3 A5.1 P FA MINIMUM NET FREE ATTIC VENTILATION AREA SHALL BE EQUAL OR GREATER THAN 1/150 OF THE AREA OF THE VENTILATED SPACE. BETWEEN 40%-50% OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UNVENTED ATTIC AND ENCLOSED RAFTER ASSEMBLIES. UNVENTED ATTIC ASSEMBLIES AND UNVENTED ENCLOSED RAFTER ASSEMBLIES SHALL MEET THE FOLLOWING REQUIREMENTS (CRC R806.5): I. THE UNVENTED ATTIC SPACE IS COMPLETELY WITHIN THE BUILDING THERMAL ENVELOPE. II. NO INTERIOR CLASS I VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR_ OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. III. WHERE WOOD SHINGLES OR SHAKES ARE USED, A MINIMUM 1/4" VENTED AIRSPACE SEPARATES THE SHINGLES OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHEATHING. IV. IN CALIFORNIA CLIMATE ZONE 14 AND 16, ANY AIR -IMPERMEABLE INSULATION SHALL BE A CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS II VAPOR RETARDER COATING OR COVERING IN DIRECT CONTACT WITH THE UNDERSIDE OF THE INSULATION. 1. A CLASS I OR CLASS II VAPOR RETARDER SHALL BE INSTALLED ON THE INDIRECTLY CONDITIONED SPACE SIDE OF ALL INSULATION IN AN UNVENTED ATTIC WITH AIR -PERMEABLE INSULATION, FOR CONDENSATION CONTROL. INSULATION SHALL BE LOCATED IN ACCORDANCE WITH THE FOLLOWING: ITEM I, II, III OR IV SHALL BE MET, DEPENDING ON THE AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHEATHING. NO INSULATION SHALL BE REQUIRED WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER ROOFING SYSTEM USING BATTENS AND NO CONTINUOUS UNDERLAYMENT IS INSTALLED. A CONTINUOUS UNDERLAYMENT SHALL BE CONSIDERED TO EXIST IF SHEATHING, ROOFING PAPER OR ANY CONTINUOUS LAYER HAVING A PERM RATE OF NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD IS PRESENT. I. WHERE ONLY AIR -IMPERMEABLE INSULATION IS PROVIDED, IT SHALL BE APPLIED INDIRECT CONTACT WITH THE UNDERSIDE OF THE STRUCTURAL ROOF SHEATHING. II. WHERE AIR -PERMEABLE INSULATION IS PROVIDED INSIDE THE BUILDING THERMAL ENVELOPE, IT SHALL BE INSTALLED IN ACCORDANCE WITH SECTION NOTE 3 OF ROOFING NOTES, IN ADDITION TO THE AIR -PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHEATHING, RIGID BOARD OR SHEET INSULATION SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHEATHING IN ACCORDANCE WITH THE R -VALUES IN TABLE R806.5 FOR CONDENSATION CONTROL. III. WHERE BOTH AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION ARE PROVIDED, THE AIR -IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT WITH THE UNDERSIDE OF THE STRUCTURAL ROOF SHEATHING AND SHALL BE IN ACCORDANCE WITH THE R -VALUES IN TABLE R806.5 FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR -IMPERMEABLE INSULATION. IV. ALTERNATIVELY, SUFFICIENT RIGID BOARD OR SHEET INSULATION SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHEATHING TO MAINTAIN THE MONTHLY AVERAGE TEMPERATURE OF THE UNDERSIDE OF THE STRUCTURAL ROOF SHEATHING ABOVE 45°F (7°C). FOR CALCULATION PURPOSES, AN INTERIOR AIR TEMPERATURE OF 68°F (20°C) IS ASSUMED AND THE EXTERIOR AIR TEMPERATURE IS ASSUMED TO BE THE MONTHLY AVERAGE OUTSIDE AIR TEMPERATURE OF THE THREE COLDEST MONTHS. WHERE PREFORMED INSULATION BOARD IS USED AS THE AIR -IMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER OF EACH INDIVIDUAL SHEETS TO FORM A CONTINUOUS LAYER. ATTIC ACCESS ROUGH FRAMED OPENING SHALL NOT BE LESS THAN 22"X30" AND SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION (CRC R807). ROOF GUTTERS SHALL BE CONSTRUCTED TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS (CBC 705A, CRC R327.5.4). SETBACKS SHALL BE MEASURED FROM FACE OF FINISH. Z 0 Q LU Z= QU wQ UW 000 Z� 0 I V) Z IZ Oz O Z 7L Q Q I w LL U 00 ON �0 N N 4/126�r©18 A5.0 rSM Am I abom ru 3 A5.1 GROUND LEVEL REFLECTED CEILING PLAN SCALE: 1/4" = 1'-0" A B C A5.1 A5.2 A3.0 ----------------------------------------------� I I 1 I I I I ;EILING I I I I I I i I I I i I I I --------------------------------------------� I I I I I I I I ----------------------------------------------1 E A4.1 3 A5.1 z 0 z I 0 z Q �a OU ZI JU Wa UW 0m W� U0 W� L� WW ffz 0�I. 0z 00 J 13� LL LL Q Z Q Z W :) U 00 ffN ()O r. s A4.0 O A B C A5.1 A5.2 A3.0 04/12/4618 A5.0 L Nm 3 A5.1 UPPER LEVEL REFLECTED CEILING PLAN SCALE: 1/4" = V-0" A B C A5.1 A5.2 A3.0 DECK +91-01. CLNG. HT. A A5.1 s A4.0 B A5.2 C A3.0 E A4.1 A5.0 3 A5.1 Z 0 ff LL z III w U 0 Z t0 V I Z I 0 U I z JW Wm U� 01 W0 LL U� WW LL WI. ff % J O Wj � ` / LL w J Q W W U 0.0 aN �O r. I , ACCESS PANEL I C LST. i g74N0.3 I I , 1 L +7'-4 3/8" 3 - CLNG. HT. BEDROOM BEDROOM < -----I NO.2 1 N 0.3 All C LST. 1 +8'-7 7/8" +8'-7 7/8 $.5 I CLNG. HT. CLNG. HT. 1 NO.2 '- +T-4 3/8" JIV - 1 CLNG. HT. ACCESS PANEL 8'-7 7/8" CEILING 84 LNDRY. 1 1 8.6 I CLNG..HT. I - h -ACCESS PANEL I� BATH 4" r I +T-43/8" 1 S0 4 NO / 85 CLNG. HT I 76 A86 I 8.5 CLNG. HT. I� W.C. 1 +T-4 3/8" ACCESS PANEL I CLNG.HT.I _ , CLNG.I�� ������� 1 SKYLIGHT I 717-- ABOVE 78 HALL < NO.2 I , 1 +8'-7 7/8" I 1 CLING. HT. I , MASTER I BEDROOM 1 1 1 +8'-7 7/8" CLNG.HT. 1 I ze A A5.1 s A4.0 B A5.2 C A3.0 E A4.1 A5.0 3 A5.1 Z 0 ff LL z III w U 0 Z t0 V I Z I 0 U I z JW Wm U� 01 W0 LL U� WW LL WI. ff % J O Wj � ` / LL w J Q W W U 0.0 aN �O r. MATERIAL LEGEND NO. ITEM MATERIAL COLOR NAME COMMENTS 01 WALL -FIELD LIMESTONE WHITE GROUTLESS 02 WALL -FIELD STUCCO WHITE SMOOTH FINISH 03 WALL -ACCENT METAL CLAD BLACK 04 FENCE STEEL BROWN M 05 SITE WALL LIMESTONE WHITE GROUTLESS 06 SITE WALL STUCCO WHITE SMOOTH FINISH 07 08 RAILINGS CANOPIES GLASS METAL CLAD BLACK TEMPERED N 09 ENTRY DOOR METAL / WOOD BLACK 1D EXTERIOR DOORS ALUMINUM / WOOD/ GLASS ANODIZED BLACK T.O. FENCE 16.90' 11 EXTERIOR DOORS METAL / WOOD. BLACK 12 GARAGE DOOR METAL BLACK 13 WINDOWS ALUMINUM /WOOD/ GLASS ANODIZED BLACK 14 GATES CORTEN STEEL BLACK 15 GATES METAL BLACK 16 GATES GLASS TEMPERED WEST EXTERIOR ELEVATION SCALE: 1/4" = 1'-O" ww � Z 0 Z r Z wln Oln w w oz oz a� a� r� r� 91� ole SOUTH EXTERIOR ELEVATION SCALE: 1/4" = V-0" v op io a N O T.O. GUARDRAIL 29.12' OIL M F. F. UPPER LEVEL 25.62' (V T.O. CANOPY 23.04' w N to T.O. FENCE 16.90' v M v F.F. GROUND FLOOR 14.50' a v Y AVERAGE GRADE 12.14' "I OIL I Q Z0 0= U) U ZQ Iw Om 1..1. �0 CL Z3: 0_w \Q � / 7 w 0 W � % I..L L OW U w0 XO wTm. 04/12/018 MATERIAL LEGEND NO. ITEM MATERIAL COLOR NAME COMMENTS 01 WALL -FIELD LIMESTONE WHITE GROUTLESS 02 WALL -FIELD STUCCO WHITE SMOOTH FINISH 03 WALL -ACCENT METAL CLAD BLACK 04 FENCE STEEL BROWN 05 SITE WALL LIMESTONE WHITE GROUTLESS 06 SITE WALL STUCCO WHITE SMOOTH FINISH 07 08 RAILINGS CANOPIES GLASS METAL CLAD BLACK TEMPERED 09 ENTRY DOOR METAL / WOOD BLACK 1D EXTERIOR DOORS ALUMINUM / WOOD/ GLASS ANODIZED BLACK 11 EXTERIOR DOORS METAL / WOOD. BLACK 12 GARAGE DOOR METAL BLACK 13 WINDOWS ALUMINUM /WOOD/ GLASS ANODIZED BLACK 14 GATES CORTEN STEEL BLACK 15 GATES METAL BLACK 16 GATES GLASS TEMPERED EAST EXTERIOR ELEVATION SCALE: 1/4" = 1'-0" NORTH EXTERIOR ELEVATION SCALE: 1/4" = V-0" T.O. PARAPET 35.81' F. F. F. F. 1 14' 3 io I _ O1 _n 75 I 8.5 26 26 02 A7.5 A7.5 I13. 27 I 27 ------- -----y-�=,--------------------------- `R 28 TO. PARAPET 35.81' B.O. FACIA 34.15' F.F. UPPER LEVEL HEADER 21 F.F. GROUND LEVEL AVERAGE GRADE 12.14' z 0 LL z Q w U 0 1 Q Z 0= U) U ZQ Iw Om '0 �CL z3: 0w �- z Q� z wo wLL �z OW U w0 XD WTm. 04/12/:�b1 S SECTION 1 SCALE: 1/4" = T-0" w Z J H W w w Z z J � J Q H Q H W W 6Jf W W 80 68 0 0_ H O A8.2 A8.6 A8.3 o_ SECTION 2 SCALE: 1/4" = T-0" WI z� I OW L I N O C rr V I W z 0 U z W � Wfr LL Oz zQ _w pU �0 �O m w Lo 04/12) b1a w w Z Z ww A6.0 A83 ww r r � a! g� ga SECTION 3 SCALE: 1/4" = T-0" oZ of oZ J WN J } H Q U Q H W ZIm Z W Q a pI W A8.2 LLI�' A6.0 LL "v I SECTION A SCALE: 1/4" = T-0" zQ 00 (n = zU IQ OW Q C60 (f) ZW Oz U z W � Wfr LL Oz zQ _w pU �0 �O m Lo 04/12Z9D18 I oz of oz J DIY J a ZI Z a Q a � p'r' 1� 0 � A8.2 M A6.0 LL 0 I N SECTION B SCALE: 1/4" = T-0" 0 } z } SECTION C crni F. 1/d" = V-!1" zQ 0u Z= IU Oa w �m U� (�60 mm zw Oz U z W � Wfr LL Oz zQ _w pU �0 �O m N Lo 04/12/ 18 I 1 1 I 1 1'-3 1/2" 1 -- I1 I 1 I I � 1 1 1 22'-6n s, I1 1 1 1 I UPPER LEVEL AREA TABULATION SCALE: 1/4" = 1'-0" AREA TABULATION ID AREA U-1 538.13 U-2 360.91 U-3 78.75 U-4 24.00 U-5 39.01 U-6 9.13 1,049.93 SQ FT ACOS AREA CALCS 2ND FLR OPEN SPACE ID AREA L-1 195.76 7OS-2 195.76 sq ft 1 1 I 1 1 1 1 1 I 1 1 1 I 1 I 1 1 MAIN LEVEL AREA TABULATION SCALE: 1/4" = 1'-0" AREA TABULATION ID AREA L-1 580.73 L-2 174.28 L-3 29.67 L-4 78.56 L-5 8.26 L-6 11.57 883.07 SO FT GARAGE AREA TABULATION (SQ.FT.) ID AREA G-1 391.22 391.22 sq ft I Q ZU 01 W0 ZQ I Om �0 IL 'NQr w I..L Z Q Z Q O wLL Q Q W O U 00 JN LL r. O 04/12/-2b18 ° q,a BOW ,140 \ FS x FL F� 59 11 W Z\ ° 61 HPND RPLPP SLOPE OF LOT DIAGRAM SCALE: 1/4" = 1'-0" a x 12.94 7� FB L 74 1205. TC HANDRAIL I •/l ° x F'NGE ED 1DJ BLDG ,OR END N p,D3 BIOG COR 192 Cp 2. gb. VE {tO F RF 21.44 EV 20.94 ° 12.00 1 RF 29.53 I a° EV 28.81 I 23853 �. 2900E - - I I 237 Eg1 VE ° a I 17' 8' 3i 42 x 11-.01 29' / SINGLE FAMILY a RESIDENCE RF 20.34 EV 19.75 <1 9 xl ` 4 a EOG AP EGg /"E ADJ N78031 ;,�, °OO11W 35.00' \ ° x RO0 -2147 _ 11.12 F S ROS 179 E / � t �\ x 55g7 x -_-- ,� EOG a FS 11.24 - FOG35RF 21.47 e4 18.3' EV 20.97 90F ,g41F ° 978 GARAGE ;5. / FS 11.14`132 BW BE TW �t8 2 / 1077 ... 25 8-89� 34 x Fib \\ _ -i FB 3 - q E 11.24' FS 12.00' GFF _--_- x 2802 B 135 130 .�yy x EOG PP GP°1°E 'i tS 146 Al A7 B0 TT §�'�3� 1 W IEN Tp 11.02 1531 L10.77 126 1127 BW END 0 5�2. W HANDRAIL I •/l ° x F'NGE ED 1DJ BLDG ,OR END N p,D3 BIOG COR 192 Cp 2. gb. VE {tO F RF 21.44 EV 20.94 GFF 12.00 RF 29.53 I EV 28.81 I 23853 �. 2900E - - I III 237 Eg1 VE LJ II GM 1hlows I II it I a o I II oli I of o I I of LINE OF BUILDING FOOTPRINT I v LU I LII I 229 I� I x FS2 0 l I oCDf a N I ° r i ZI i A2 a / 5 1 29 Hpryp ��ENO „ O6 Ti,;,,.. \ „6 19 113 „ 4b a^5 x ,44 x BW x1,2 G EOG 117 12- 1111163 W g 0 214 12A6 x 49 x 12: G� F5 I x1122 a III 11 12.58' FS 12.74' FS ,e 2 69 „ I ------------------------------ g00F RF 29.69 ,99 EV Zb.gb B��C 2 8 AlaSHG Ea�FS 12.58 EVE w (------- _ a® 20 _ LINE OF BUILDING FOOTPRINT- FS 1 2'74 zpg3 gffiaF E F `-EtrE� ?-A 75 RF 21.60 SLOPE OF LOT POLYGON 1e sz °53'�E,252 ROOF 7Gj0 a t5 B TOP x ,35° FENCE 21 OF' \ STEP TO BLDG TOP SIEP 7�, Ofi ;842 E�553? 0.99 ���156 x 12.56 Q I% „0 1Dg x 12`� B01FS69P EXISTII� FENCE x„ xEo�GB a \ FB FS 12.50 TC 12.10 ° 196 eW G 10?BTE gEG FL 1(1 BW N78°36'00"V1�2335.00 e 96 BEG t5 , .50 BIEP TO BI. �7E tZ,4 / BW OTT vEgce BEG GATE FE 79 g 9" " 2. 42 ,L PF 5 _______ ___________ 12 76 RANO RP 12, G a--- __-�5-------------------------------� tt 49 JB TGBEG TW 15.39 e BIN az2, W35 94 TW 15.24 BW 15.39 BW BEG � 2 FS 12.21 g, FS 12.03 12 12 � 93 BW.. a 12.03 BW EX STIN BOCK W LL WI H STUCCO ° 6 241 x poov Z 0 ff LL Z Q W U 0 1 ZQ 0� ZU IQ 0 w W �0 Q IL CD 7W Q Z 00 L- ILLZ 0 W U 0-0 0 .J0 r. CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 3300 Newport Boulevard I P.O. Box 1768 1 Newport Beach, CA 92658 www.newportbeachca.gov 1 (949) 644-3275 GRADING GENERAL NOTES GENERAL 1. All work shall conform to Chapter 15 of the Newport Beach Municipal code (NBMC), the project soils report and special requirements of the permit. 2. Dust shall be controlled by watering and/or dust palliative. 3. Sanitary facilities shall be maintained on the site during the construction period. 4. Work hours are limited from 7:00 Am to 6:30 PM Monday through Friday; 8:00 AM to 6:00 PM Saturdays; and NO WORK ON SUNDAYS AND HOLIDAYS per section 10-28 of the NBMC. 5. Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NBMC. 6. The stamped set of approved plans shall be on the job site at all times. 7. Permittee and Contractor are responsible for locating and protecting utilities. 8. Approved shoring, drainage provisions and protective measures must be used to protect adjoining properties during the grading operation. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. if. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in a "Stop Work" order. 13. All plastic drainage pipes shall consist of PVC or ABS plastic schedule 40 or SDR 35 or ADS 3000 with glued joints.. 14. No paint, plaster, cement, soil, mortar or other residue shall be allowed to enter streets, curbs, gutters or storm drains. All material and waste shall be removed from the site. EROSION CONTROL 1. Temporary erosion control plans are required from October 15 to May 15. 2. Erosion control devices shall be available on-site between October 15 and May 15. Shared\CorrectionLists\Grading GeneralNotes 9-2011 1 GEOTECHNICAL GRADING RECOMMENDATIONS :PROPOSED GRADING Grading plans were not available at tie time this report was ;prepared. Tt is anticipated that grading will consist mainly of over -excavation and .recompaebon for uniform. suipport of the 'foundations and slabs. GENERAI:, GRADENG VOTES All existing structures shall be demolished and all vegetation olid debris shall be stripped and hauled from the site. The entire grading operation shall. be done h3 accordance'with the attached "Specifications for Gradin'. Any import. Jill materials to the site shall not have an expansion index greater than 20, and shall be tested, and approved by our laboratory. Samples inust`be submitted 45 hours prior 'to,import GRADING RECONEN-tENDaTIONS Removal and recolnpaction of existing earth materials will be required to provide adequate support ;for formdations and site improvements. Earthwork for foundation support shall hlclude the entire building pad and shall extend a murimurm of three feet outside exterior,footing lines. Based on in place densities and consolidation tests,; soils found at a depth three feetbelow existing grade and deeper have adequate geotechnical properties to provide adequate support of proposed Cells and the structure; as such, removals to a depth- of three feet below existing grade or to one foot below proposed footing bottoms, whichever is greater, are anticipated; however, field observations made at thetime of grading shall determine final removal lunits. To provide adequate support along property lines excavations shall be sloped at a 1:9 (F[:V) gradient firom property line down to the excavation bottom. As fill soils are Placed the grading contractor shall Clench .into the ,1: I construction cut to final grade. Temporary excavations iatongo property lines are shown on Plate 4. During eartbwork operations, a representative of COAST G.EOTECMNITC.AL, INC. shall be present to verify coinipliance Nvith these recommendations. Subsequent to approval of the excavation bottom; the area shall be scarified six inches, moisture conditioned as needed, and cornpaeted to a minimum of 90% relative compaction. Fill soils :shall be placed in six to eight inch loose lifts, moisture conditioned as needed, and compacted. to,a mioi.mum of 90% relative compaction. This process shall be utilized to ;finish grade. Due to the caving nature of the on-site sands, it is ]uglily recommended that the upper two feet of fill be mixed with Portland cement to mitigate the potential for cavhig of the foundation excavations. Grading for hardscape areas slaa.11 consist of removal and recom.pact[on ofloose surficial soils. Removal depths are esti.rnated at one to two feet. &wihwork shall be performed in accordance Nvith ;previously specif ed .methods. REVISIONS NUMBER I DATE DRAWN BY: RE CHECKED BY: AMA PRECISE DRAINAGE PLAN FOR THE JOHNSON RESIDENCE 102 EAST OCEANFRONT NEWPORT BEACH, CA 92661 3. Between October 15 and May 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day, whenever the daily rainfall probability exceeds 50 percent. 4. Temporary desilting basins, when required, shall be installed and maintained for the duration of the project. REQUIRED INSPECTIONS 1. A pre -grading meeting shall be scheduled 48 hours prior to start of grading with the following people present: owner, grading contractor, design civil engineer, soils engineer, geologist, City 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. 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 percent relative compaction as determined by ASTM test method 1557, and approved by the soils engineer. Compaction tests shall be performed approximately every two feet in vertical height and of sufficient quantity to attest to the overall compaction effort applied to the fill areas. 4. Areas to receive fill shall be cleared of all vegetation and debris, scarified and approved by the soils engineer prior to placing of the fill. 5. Fills shall be keyed or benched into competent material. 6. All existing fills shall be approved by the soils engineer or removed before any additional fills are added. 7. Any existing irrigation lines and cisterns shall be removed or crushed in place and backfilled and approved by the soils engineer. 8. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. 10. ALL trench backfills shall be compacted throughout to a minimum of 90 percent relative compaction, and approved by the soils engineer. The Building Department may require coring of concrete flat work placed over untested backfills to facilitate testing. 11. The stockpiling of excess material shall be approved by the Building Department. 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by an engineering geologist to determine if any stability problem exists. Should excavation disclose any geological hazards or potential geological hazards, the engineering geologist shall recommend and submit necessary treatment to the Building Department for approval. Shared\CorrectionLists\Grading GeneralNotes 9-2011 2 APP'V'D tltNUMMAKK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, A 3 3/4"ALUMINUM DISC, SET IN THE NORTHWEST CORNER OF A 5.0' BY 5.0' CONCRETE CATCH BASIN, LOCATED ALONG THE WESTERN SIDE OF PALM STREET, 110' NORTHERLY OF THE CENTERLINE OF BAY AVENUE AND 21' WEST OF THE CENTERLINE OF PALM STREET. ELEVATION = 5.183 NGVD '29 CONTRACTOR'S NOTES: 1. CONTRACTOR RESPONSIBLE FOR REPLACING IN KIND ANY EXISTING ASPHALT, CONCRETE, STRUCTURE OR OTHER IF DAMAGED DURING CONSTRUCTION. 2. CONTRACTOR RESPONSIBLE FOR PROVIDING SHORING DETAILS AND CALCULATIONS TO CITY PRIOR TO GRADING. 3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. 14. Where support or buttressing of cut and natural slopes is determined to be necessary by the engineering geologist and soils engineer, the soils engineer will obtain approval of design, location and calculations from the Building Department prior to construction. 15. The engineering geologist and soils engineer shall inspect and test the construction of all buttress fills and attest to the stability of the slope and adjacent structures upon completion. 16. When cut pads are brought to near grade the engineering geologist shall determine if the bedrock is extensively fractured or faulted and will readily transmit water. If considered necessary by the engineering geologist and soils engineer, a compacted fill blanket will be placed. 17. The engineering geologist shall perform periodic inspections during grading. 18. Notification of Noncompliance: If, in the course of fulfilling their responsibility, the civil engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is not being done in conformance with the approved grading plans, the discrepancies shall be reported immediately in writing to the person in charge of the grading work and to the Building Inspector. Recommendations for corrective measures, if necessary, shall be submitted to the Building Department for approval. DOCUMENTATION 1. An as -built grading plan shall be prepared by the civil engineer including original ground surface elevations, as graded ground surface elevations, lot drainage patterns and locations, and elevations of all surface and subsurface drainage facilities. He/she shall provide written approval that the work was done in accordance with the final approved grading plan and state the number of yards of cut and/or fill moved during the operation. 2. A soils grading report prepared by the soils engineer, including locations and elevation of field density tests. Summaries of field and laboratory results and other substantiated data and comments on any changes made during grading and their effect on the recommendations made in the soils engineering investigation report. He shall provide written approval as to the adequacy of the site for the intended use and completion of work in accordance with the job specifications. 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site, including any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan. He/she shall provide written approval as to the adequacy of the site for the intended use as affected by geologic factors. ENCROACHMENT NOTES: 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 2. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH THE CITY COUNCIL POLICY L-6 AND L-18. 3. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB & GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. (MUNICIPAL CODES 13.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. PLANS PREPARED BY: PµeFESS/0 M.ALg,. < Q o1 w ¢ N0. 65513 Z EXP. 9/30/19 12/6/17 srgT CIVIL �P AARON M. ALBERTSON DATE f OF CAL\F� R.C.E. 65513 EXP. 9/30/19 Commercial Development CE)IResources Today's Ideas. Tomorrow's Reality. 4121 Westerly Place #112 Newport Beach CA 92660 T 949-610 8997 ..CDRwesl..hr ADDITIONAL CITY NOTES: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. BLDG BUILDING BS BOTTOM OF STEP BW BOTTOM OF WALL BF BOTTOM OF FOOTING CF CURB FACE CY CUBIC YARDS DIA DIAMETER DIM DIMENSION EX EXISTING EW EACH WAY FF FINISH FLOOR FG FINISH GRADE FL FLOW LINE FS FINISH SURFACE FTG FOOTING GB GRADE BREAK H HEIGHT HORIZ HORIZONTAL INV INVERT MAX MAXIMUM MIN MINIMUM OC ON CENTER PL PROPERTY LINE PT POINT TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TS TOP OF STEP TYP TYPICAL TW TOP OF WALL VERT VERTICAL W WIDTH COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92658 VICINITY MAP NTS ti 0 SHEETINDEX SHEET NO. DESCRIPTION 01 TITLE SHEET o� SURVEY 2 03 PRECISE DRAINAGE PLAN PCH EROSION CONTROL PLAN 05 � o 1n m o Vjq (lDO �10�9�8 PCH �9 moo kP114 00 0 LOWER NEWPORT BAY BEACH 2� /Sze. NORQ NEWPORT BAY PACIFIC OCEAN P OJECT SITE NEWPORT BAY W BALBOq BLVD. R £ BALB Oq BAY ISLAND BL BEACH / VD. PACIFIC OCEAN BEACH VICINITY MAP NTS SITE ADDRESS 102 EAST OCEANFRONT NEWPORT BEACH, CA 92661 OWNER MS. MELODIE JOHNSON 102 EAST OCEANFRONT NEWPORT BEACH, CA 92661 CIVIL ENGINEER: AARON ALBERTSON, P.E. COMMERCIAL DEVELOPMENT RESOURCES 4121 WESTERLY PLACE #112 NEWPORT BEACH, CA 92660 P: 949.610.8997 EXT. 704 ARCHITECT: GEOFF SUMICH DESIGN 61511 CAMINO CAPISTRANO, SUITE A SAN JUAN CAPISTRANO, CA 90675 P: 949.496.8991 CONTACT: JESUS GOMEZ SOILS ENGINEER COAST GEOTECHNICAL, INC. 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 P: 714.870.1211 CUT: CY FILL: CY NET: CY NOTE: THESE ARE ENGINEER'S ESTIMATES, CONTRACTOR TO CALCULATE OWN CUT/FILL QUANTITIES FOR BIDDING PURPOSES TITLE SHEET THE JOHNSON RESIDENCE 102 OCEANFRONT NEWPORT BEACH, CA 92661 SHEET C-01 01 of 05 so SHEETINDEX SHEET NO. DESCRIPTION 01 TITLE SHEET 02 SURVEY - FOR REFERENCE ONLY 03 PRECISE DRAINAGE PLAN 04 EROSION CONTROL PLAN 05 DETAILS SITE ADDRESS 102 EAST OCEANFRONT NEWPORT BEACH, CA 92661 OWNER MS. MELODIE JOHNSON 102 EAST OCEANFRONT NEWPORT BEACH, CA 92661 CIVIL ENGINEER: AARON ALBERTSON, P.E. COMMERCIAL DEVELOPMENT RESOURCES 4121 WESTERLY PLACE #112 NEWPORT BEACH, CA 92660 P: 949.610.8997 EXT. 704 ARCHITECT: GEOFF SUMICH DESIGN 61511 CAMINO CAPISTRANO, SUITE A SAN JUAN CAPISTRANO, CA 90675 P: 949.496.8991 CONTACT: JESUS GOMEZ SOILS ENGINEER COAST GEOTECHNICAL, INC. 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 P: 714.870.1211 CUT: CY FILL: CY NET: CY NOTE: THESE ARE ENGINEER'S ESTIMATES, CONTRACTOR TO CALCULATE OWN CUT/FILL QUANTITIES FOR BIDDING PURPOSES TITLE SHEET THE JOHNSON RESIDENCE 102 OCEANFRONT NEWPORT BEACH, CA 92661 SHEET C-01 01 of 05 so WALL WITH STUCCO 12 ISTLT OCEAN FRONT J J Q SMH TOPOGRAPHIC MAP 102 E. OCEANFRONT NEWPORT BEACH, CA 92661 LEGEND BW --- BOTTOM OF WALL EG --- EXISTING GROUND EP --- EDGE OF PAVEMENT FF --- FINISH FLOOR FH --- FIRE HYDRANT FL --- FLOW LINE FS --- FINISH SURFACE GM --- GAS METER GV --- GAS VALVE SMH --- SEWER MANHOLE TC --- TOP OF CURB TW --- TOP OF WALL WM --- WATER METER WV --- WATER VALVE . --- EXISTING WALL NOTES 1. ASSESSOR'S PARCEL NO. 048-074-04. 2. LEGAL DESCRIPTION: THE WESTERLY 35 FEET OF LOT 14 AND 15, BLOCK 11 OF EAST NEWPORT TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3, PAGE 17 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, BEING DESCRIBED IN DOCUMENT NO.. 2005000877805, RECORDED NOVEMBER 1, 2005. 3. THE LOCATION OF UNDERGROUND UTILITIES SHOWN HEREON HAVE BEEN ESTABLISHED FROM A FIELD SURVEY OF SURFACE FEATURES, CONTRACTOR TO VERIFY EXACT LOCATION PRIOR TO CONSTRUCTION. 4. GROSS AREA 0.048 ACRES (2100.0 SQUARE FEET). 5. THE PROPERTY LINES, BEARINGS AND DIMENSIONS, SHOWN HEREON, ARE ESTABLISHED FROM AVAILABLE RECORD INFORMATION AND ARE SUBJECT TO VERIFICATION BY A COMPLETE FIELD BOUNDARY RETRACEMENT SURVEY. F EXP. MAR 31 19 cl, N0. 8211 10 0 10 20 GRAPHIC SCALE SCALE: I"= 10' SAND ROBERT J. RUSSELL, PLS DATE 06/15/17 REVISIONS DRAWN BY: RE PLANS PREPARED BY: 9,toFESS/0 SURVEY SHEET CHECKED BY: AMA DATE: 12/6/2017 AL q< ����M Fir �2c Commercial Q o m P w ¢ N0. 65513 z m Development AC I)IResources C-02 NUMBER DATE APP'V'D BENCHMARK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, A 3 THE JOHNSON RESIDENCE 3/4"ALUMINUM DISC, SET IN THE NORTHWEST CORNER OF A 5.0' BY 5.0' CONCRETE CATCH BASIN, LOCATED ALONG THE WESTERN SIDE OF PALM STREET, 110' NORTHERLY OF THE CENTERLINE OF BAY AVENUE AND 21' WEST OF THE CENTERLINE OF PALM STREET. '29 EXP. 9/30/19 Today's Ideas. Tomorrow's Reality. 12/6/17 srT CIML �P 4121 Westerly Place #112 Newport Beach CA 92660 qF O T949-6106997 ..CDRwesLwm AARON M. ALBERTSON DATE OF CAL1F R.C.E. 65513 EXP. 9/30/19 COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92658 102 OCEANFRONT NEWPORT BEACH, CA 92661 ri J Of OG OL r ELEVATION = 5.183 NGVD S7 �1 f II II 11.08 FS PROPOSED U TALL 11.01 TC LL CMU SITE WA. (10.59FL) ,,(��� a 11.3613W/FS y l URAL PLAN 11.85/BW F/S z ° 11.1 �?G N78036'00"W 35.00' 1 a 10,60 INV 1.09 FS 6- 1 5 /1WN 0 ° 2 11.69 TG o 2.0% a �921NV S�0.01 ° 1.42 TG 2 5 1 .36 INV -=-a 6 10.00 IJV S=0.01 10.69 LIP 5 5 a o } 1,7% 11' 0 FS ,J 10.65 FL I a U ° A. a 11.42 FS a 11.77 FS 9.0%p 71. 1 TG 9.0% 7 7 10.. INV oo} 4 L5O 11.87 TG 211.25 TGO11.86 FS Q ° 10.18 CNV° 4 2.0% 11.37 PAD I 10.81 FS MAX 7 % 2.0% o \10.77 FL _9.0% g PROPOSED GARAGE GFF=11.86' PROPOSED 4 4 PAD =1 0.731 1 L00 FS RESIDENTIAL 46 FS DRIVEWAY ° 6 9.70 INV a Lu p o ° ��I 1.30 TG a g z 1090 LIP'- ° a 0.80 INV 7 4N I 10.86 FL I L L� 17.0' 4.0' 4.0'a i I a 3.0' Q o °3 11 29.0' 3.0' ° 0 14.50 FF a o 12.23 TG z at,N) 14.25 FS 2 - 1:0 10.04 INV11.25 TC 14.20 TS ° Cis CI (10.92 FL) (11.25 FS) o PROPOSED o N 2' STONE WALL O W/ 3' GLASS GUARDRAIL. "' Z I SEE ARCHITECTURAL PLANS.lit ao EXISTING WALL o TO BE REMOVED 11.62 FS BOTTOM OF z PROPOSED RESIDENCE 4 L, STEP II FF=14.50' 12.46 `I FS -DOOR I 12.46 FS -GB 2 11.48 TG 9.53 INV ° PROPOSED 12.50 FS o la o GATE0 FS 6 9.49 INV PROPOSED OUTDOOR `\i 1 5 ( ) SHOWER ° I 11.62 FS 7 12.38 TG I , BOTTOM OF 14.50 FF a 10.00 INV 1 o STEP 14.00 FS -DECK o a I LO o 0 14. FF N f 50 I g PROPOSED PROPOSED DECK I 9.86 INVO 14.00 FS /14. FS DECK CANOPY SEE ARCHITECTURAL 6 I �2TOP OF a CANOPY PLANS FOR FINISH 125OFS 1 12.48 FS -GB PROPOSED STEP �' STONE WALL - N13' GI�SS GUARDRAIL. �� 5 13.90 TG o o TRENCH 14SA -DEC SEE ARCHITECTURAL PLANS g �i 1 11 2.15 FS 9.40 NV �� 8 13.90 TG ° ° . 1 a8 T 12.40 TGO293V-IN 2 BOTTOM -7 84 .1 9.78 INV 9.72 1012.10TC - 6 11.10 INV FS -GB _LL 11.06 FL a 0; a a 14.00 FS - 11.A3 a C:, TOP OF 9.76 INV© 9 12.15 FS INV UT O7 I a TEP o N FS -DECK 13.90 TG 8 9.34 INV -IN 12.50 FS PROPOSED CHIMNEY 8 13.90 TG BOTTOM OF GLASS GATE 12.50 TS CONNECTION` 9.34 INV -IN STEP CHIMNEY PROPOSED (12.03 FS) EXISTING WAL CONNECTION 2' STONE WALL TO BE REMOVED W/ 3GLASS GUARDRAIL SEE ARCHITECTURAL PLANS' _ A 12 a a 12 REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 12/6/2017 APP'V'D BENCHMARK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, A 3 3/4 -ALUMINUM DISC, SET IN THE NORTHWEST CORNER OF A 5.0' BY 5.0' CONCRETE CATCH BASIN, LOCATED ALONG THE WESTERN SIDE OF PALM STREET, 110' NORTHERLY OF THE CENTERLINE OF BAY AVENUE AND 21' WEST OF THE CENTERLINE OF PALM STREET. ELEVATION = 5.183 NGVD '29 PLANS PREPARED BY: 12/6/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 OCEAN FRONT �OFESStONq ALg (� �o Fir Q o NO. 65513 Z EXP. 9/30/19 sT CIVIL .Q' q,OR 1AL1F'd� ILEGEND EXISTING CONCRETE IPROPOSED PAVEMENT IPROPERTY LINE CENTERLINE _ BASEMENT RETAINING WALL 10_ EXISTING CONTOUR EXISTING BUILDING BUILDING WALL ITRENCH DRAIN - - - - - - - - - - ROOF OVERHANG - I I STORM DRAIN CMU SITE WALL C _ _ BOTTOMLESS TRENCH DRAIN S=0.01 STORM DRAIN SLOPE 1.0% SURFACE SLOPE I I CONSTRUCTION NOTES INSTALL 6" WIDE CAST -IN-PLACE CONCRETE TRENCH DRAIN PER DETAIL 4, SHEET 05. O DRIVEWAY TRENCH DRAIN TO BE EQUIPPED WITH TRAFFIC RATED GRATE. O2 INSTALL 4" AREA DRAIN PER DETAIL 3, SHEET 05 O3 INSTALL 4" SCH 40 PVC PERFORATED PIPE ® INSTALL 4" SCH 40 PVC DRAIN PIPE O INSTALL 4" 45' SCH 40 PVC BEND II © INSTALL 4" X 4" SCH 40 PVC WYE CONNECTION DIRECT ROOF DOWNSPOUT CONNECTION TO STORM DRAIN SYSTEM PER DETAIL 5 SHEET C-05 I ® CONNECT STORM DRAIN LINE TO BOTTOMLESS TRENCH DRAIN PER DETAIL 6, SHEET C-05. LENGTH=15', WIDTH=2', DEPTH= 15. I O INSTALL 3" SCH 80 PVC DRAIN PIPE 10 INSTALL 3" PRIVATE DRAIN THROUGH CURB PER DETAIL 7, SHEET 05. Commercial Development CE)IResources Today's Ideas. Tomorrow's Reality. 4121 West" Plece 9112 Newpa Beach C 92660 T949-610-6997 www.CDRwest.c= COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92658 5 0 5 10 GRAPHIC SCALE SCALE: 1"= 5' PRECISE DRAINAGE PLAN I SHEET THE JOHNSON RESIDENCE C-03 102 OCEANFRONT NEWPORT BEACH, CA 92661 03 of 05 SR I I GENERAL NOTES 1. CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFORE ANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANY DISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF EXISTING UTILITIES, 2. CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THE FIELD. GRADING NOTES 1. PER CRC (CALIFORNIA RESIDENTIAL CODE) SECTION R317.13 THE MINIMUM DISTANCE I BETWEEN EXTERIOR FINISH GRADE AND BOTTOM OF TREATED SILL PLATE SHALL BE 3" TO CONCRETE FINISH AND 8" TO SOIL, 2. ALL DRAINAGE PIPES TO HAVE MINIMUM 1% SLOPE I 3. ALL TRENCHING WORK DONE IN ALLEY WILL REQUIRE RESTORATION WORK PER CITY OF NEWPORT BEACH STANDARD 105 -L -F, SEE SHEET C.501 COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92658 5 0 5 10 GRAPHIC SCALE SCALE: 1"= 5' PRECISE DRAINAGE PLAN I SHEET THE JOHNSON RESIDENCE C-03 102 OCEANFRONT NEWPORT BEACH, CA 92661 03 of 05 SR ,\N v J SINGLE FAMILY o RESIDENCE RF 20.34 EV 19.75 Q N78036'00"W 35.00' SANITARY STOCKPILE a a STOCKPILE 4 MGMT.WM-5 SEPTIC a �0 WASTE MGMT WM-9 GE TW 15.44 FS 11.14 . -�- RF FV Q Qe r d 4 , 9.8 PROPOSED GARAGE FL 10.7 GFF1-41..86' PAD=10.73' VA �j 17.0' n 3 A HAND Al Q v a Z\ a IV a . 4.041 A 4.0'a 11 WM r Ir' U WATER HEATER CLOSET SOLID WASTE RF 21.44 MGMT WM-5 EV 20.94 RF 29.53 4 EV 28.81 I 26.97 �i SINGLE FA RESIDENeE 0 I W 0 0 N / a Z FS 12.4 PROPOSED RESIDENCE ° FF=14.50' FS 12.28 I 2 Q 4 RF 21.47 OUTDO EV 20.93 7SH ER FF 14.08 & DRAIrf ° 1 a' d 4 °d d . dQ a D .. rn Cn z fl. o� m ° 15 RF 29.69 EV 28.98 EXISTING FENCE u «uAL v a TW 15.39 1 TW 15.24 a FS 12.21 FS 12.03 o Z\ o AaZ\ EXISTING BLOCK WALL/ o G a WITH STUCCO a o Q J a o - 12 - A OCEAN FRONT REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 12/6/2017 APP'V'D BENCHMARK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, A 3 3/4 -ALUMINUM DISC, SET IN THE NORTHWEST CORNER OF A 5.0' BY 5.0' CONCRETE CATCH BASIN, LOCATED ALONG THE WESTERN SIDE OF PALM STREET, 110' NORTHERLY OF THE CENTERLINE OF BAY AVENUE AND 21' WEST OF THE CENTERLINE OF PALM STREET. ELEVATION = 5.183 NGVD '29 PLANS PREPARED BY: 12/6/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 �pFESStONq ;v.ALg (� Q_ Fir Q o NO. 65513 Z EXP. 9/30/19 sT CIVIL q , OR CAL1F'd� Commercial Development CE)IResources Today's Ideas. Tomorrow's Reality. 4121 West" Plece 9112 Newpa Beach C 92660 T949-610-6997 www.CDRwest.c= BMP NOTES NON -STORM WATER MANAGEMENT MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM SE -7 STREET SWEEPING AND VACUUMING NS -6 0 CONTRACTOR SHALL REPORT ILLICIT CONNECTION OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDES A RESPONSE NS -8 r� o 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 W BE MAINTAINED OFF-SITE. a o 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 CITY. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT CN STATE AND LOCAL REQUIREMENTS. 1 T 2 Q 4 RF 21.47 OUTDO EV 20.93 7SH ER FF 14.08 & DRAIrf ° 1 a' d 4 °d d . dQ a D .. rn Cn z fl. o� m ° 15 RF 29.69 EV 28.98 EXISTING FENCE u «uAL v a TW 15.39 1 TW 15.24 a FS 12.21 FS 12.03 o Z\ o AaZ\ EXISTING BLOCK WALL/ o G a WITH STUCCO a o Q J a o - 12 - A OCEAN FRONT REVISIONS DRAWN BY: RE CHECKED BY: AMA DATE: 12/6/2017 APP'V'D BENCHMARK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, A 3 3/4 -ALUMINUM DISC, SET IN THE NORTHWEST CORNER OF A 5.0' BY 5.0' CONCRETE CATCH BASIN, LOCATED ALONG THE WESTERN SIDE OF PALM STREET, 110' NORTHERLY OF THE CENTERLINE OF BAY AVENUE AND 21' WEST OF THE CENTERLINE OF PALM STREET. ELEVATION = 5.183 NGVD '29 PLANS PREPARED BY: 12/6/17 AARON M. ALBERTSON DATE R.C.E. 65513 EXP. 9/30/19 �pFESStONq ;v.ALg (� Q_ Fir Q o NO. 65513 Z EXP. 9/30/19 sT CIVIL q , OR CAL1F'd� Commercial Development CE)IResources Today's Ideas. Tomorrow's Reality. 4121 West" Plece 9112 Newpa Beach C 92660 T949-610-6997 www.CDRwest.c= BMP NOTES WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL NON -STORM WATER MANAGEMENT MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM SE -7 STREET SWEEPING AND VACUUMING NS -6 ILLICIT CONNECTION/ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTION OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDES A RESPONSE 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. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM SE -7 STREET SWEEPING AND VACUUMING RAIN AND WIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH THE PRODUCT DIRECTIONS. WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY TEMPORARY SEDIMENT BARRIER AND SE -10 STORM DRAIN INLET PROTECTION COVERED TO MAINTAIN DUST CONTROL WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. SOLID WASTE RESULTING FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN WM-5 SOLID WASTE MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE REMOVED FROM THE SITE AND DISPOSED OF 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 CITY. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT SANITARY OR SEPTIC WASTES SHOULD BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. EROSION CONTROL BMP's C-1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTI01 TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM INSTALL BERMS ON A LEVEL CONTOUR TO INTERCEPT SHEET FLOWS. SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND DISPOSED OF OFF-SITE ASSOCIATION. ON A DAILY BASIS. GRAVEL BAG INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR SE -10 STORM DRAIN INLET PROTECTION CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. PLACE INLET PROTECTION AT NEAREST DOWNSTREAM STORM DRAIN INLET. WIND EROSION CONTROL APPLY WATER OR OTHER CHEMICAL DUST SUPPRESSANTS OVER STOCKPILES WE-, WIND EROSION CONTROL DRY SEASON REQUIREMENTS (MAY - SEPTEMBER) 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. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 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 PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (ATTHE 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 AS DESCRIBED IN ITEM H 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 COMPLETED FOR ANY PORTION OF THE SIT. STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. WET SEASON REQUIREMENT (OCTOBER - APRIL) 1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT 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's 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 ATONE 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. 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. 5. A DISTURBED AREA THAT IS NOT COMPLETED BY THAT 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 MATERIAL IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED, THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 6. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS 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 HIS REQUIREMENT. COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92658 CONSTRUCTION NOTES O GRAVEL BAG BERM PER DETAIL 1, SHEET 05 O2 APPLY WIND EROSION CONTROL(WE-1) O3 PERFORM SWEEPING AND VACUUMING DAILY(SE-7) ® APPLY GRAVEL BAG INLET PROTECTION (SE -10) PER DETAIL 2, SHEET 05 LEGEND: 5 0 5 10 GRAPHIC SCALE SCALE: I"= 5' EROSION CONTROL PLAN I SHEET THE JOHNSON RESIDENCE C-04 102 OCEANFRONT NEWPORT BEACH, CA 92661 04 OF 05 CONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIA O STORMWATER BMP HANDBOOK- CONSTRUCTION, LATEST EDITION BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. GRAVEL BAGS GRAVEL BAG INLET PROTECTION 5 0 5 10 GRAPHIC SCALE SCALE: I"= 5' EROSION CONTROL PLAN I SHEET THE JOHNSON RESIDENCE C-04 102 OCEANFRONT NEWPORT BEACH, CA 92661 04 OF 05 REVISIONS 6„ VARIABLE VARIABLE 2„ F.L. OF PIPE PARKWAY SIDEWALK Ilf V2" ABOVE GUTTER A B OW LINE Awwz Gln\\\' 4A 413 SEE DETAIL "A" FOR TYPE OF DRAIN PIPE 1- DRAINS PATH SLOPE GREATER THAN 10% MAY REQUIRE AN ENERGY REDUCER. 2- ALL DRAINS MUST BE INSTALLED 90' TO THE CURB FACE UNLESS APPROVED BY THE CONSTRUCTION ENGINEER. INSTALL POLYETh�,YLENE PLAS7�c ELEVATION JOINT MATERIAL QUICK—JOINT" OR EQUAL 1-1/2" MIN. 1-1/2" MIN. INSTALL POLYETHYLENE COVER COVER PLASTIC JOINT MATERIAL "QUICK JOINT" OR EQUAL .11 MIN'. 9" 6" 2" MIN. 9" 6, SECTION A -A SECTION A -A RESIDENTIAL COMMERCIAL NOTE IF CURB/GUTTER IS REMOVED JOIN TO THE NEAREST JOINT WITHIN TWO FEET. r6" Topsoil or 4" concrete 6-1 4" MAX. OUTER DIAMETER —f 3" Perf. drain pipe class 1 SDR 35 SCH 40 PVC pipe 18" Crushed Rock A 2" MIN. 3 P.V.C. (SCH. 40) Filter Cloth RECTANGULAR CAST IRON PIPE OR EQUAL PIPE, ALHAMBRA FOUNDRY Lap 6" X12" -I A-470 OR EQUAL DETAIL A SECTION "B -B" ALTERNATE TO DETAIL A DRAIN PIPE SECTIONS * OUTSIDE HUB DIMENSIONS CITY OF NEWPORT BEACH APPROVED: PUBLIC WORKS DEPARTMENT PRIVATE DRAINS RCE Dawn:O. P. Scale: M.,.. Drawn: rcmlega ••Scale: N.T.S. Date: June 2005/rev RO rauseT>D NWNs`033,W m THROUGH CURB DRAWINGNO. STD- I84 -L 3" DRAIN TO CURB DETAIL NOT TO SCALE DRAWN BY: RE CHECKED BY: AMA APP'V'D 1i1LINIU-IMAKK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, A 3 3/4 ALUMINUM DISC, SET IN THE NORTHWEST CORNER OF A 5.0' BY 5.0' CONCRETE CATCH BASIN, LOCATED ALONG THE WESTERN SIDE OF PALM STREET, 110' NORTHERLY OF THE CENTERLINE OF BAY AVENUE AND 21' WEST OF THE CENTERLINE OF PALM STREET. ELEVATION = 5.183 NGVD '29 PLANS PREPARED BY: CONC SLAB PER PLAN. SOILS TRAFFIC RATED GRATE AT DRIVEWAY PEDESTRIAN RATED GRATE AT PATIO SEE ARCHITECTURAL PLANS FOR MATERIAL AND FINISH 0.48' TRENCH DRAIN OR APPROVED EQUIVALENT COMPACTED SUB GRADE IMA CAST -IN-PLACE CONCRETE TRENCH DRAIN NOT TO SCALE DOWNSPOUT PER ARCH'S PLAN BLDG. FACE 1. ALL FITTINGS BY: NATIONAL DIVERSIFIED SALES, INC. (OR EQUAL) 2550 AZURITE CIRCLE NEWBURY PARK, CA. 91320 NDS DOWN SPOUT ADAPTER OR APPROVED EQUAL FINISH SURFACE 4" P.V.0 SCHEDULE 40 DRAIN PIPE (TYP.) DOWNSPOUT CONNECTION DETAIL NOT TO SCALE PROPOSED LIMESTONE DECK SEE ARCHITECTURAL PLANS FOR MORE DETAIL ON FINISH AND THICKNESS. SLOPE PER PLAN / SLOPE PER PLAN a g a a d d a s 4 a a d 4 1T I I � I I I II I II I I�I I I I I �I I II I I�I I I I I I I I I - I-I_,=:I I -I 11- -I � I -.I I -I I:-I_I-III-III-L 1=.1 I-1 L=1. �=.1 I -I I i -III -III -III -III -I I1=III-III=1I I -I I I �IIII II JI IIIIIIl1I111111_Li 111111 Ill 1111111 �IIIIIIII ffi_ �I�IIIIIIILHTIIIIIIIIIII IHIIII �IIII IIS I I I I I III—III III III=1 I L I I =1 � 11 I — I S=0.01III III -III ,III III -III III III -III II III III=fII II Ill�jj III IIfII I I= 3" PVC SCH. 40 - - I- - - I_I - - i- - DRAIN PIPE. 90' 4" PVC SCH. 40 DRIAN S=0.01 EMERGENCY -► PIPE FROM SITE 90' 4" PVC I- OVERFLOW TO CURB SCH. 40 BEND LO OUTLET. SEE DETAIL 7 ON THIS SHEET. 4" PERFORATED PIPE TO BEND 90' INTO CRUSHED GRAVEL AT 1' LENGTH III=I1 -- FOR STORM DRAIN = 1=11 F_ I—II CONNECTION TO 2.0 INFILTRATION TRENCH CRUSHED ROCK IN FILTER CLOTH NOTES: 1. 2' WIDE BY X 1.5' DEEP TRENCH 2. PLACE FILTER CLOTH IN THE TRENCH AS REQUIRED. 3. FILL THE TRENCH WITH CRUSHED ROCK & WRAP IT IN FILTER CLOTH. 4. INSTALL CHANNEL DRAIN AND PVC PIPES AS SHOWN. 5. CAST REINFORCED CONCRETE SLAB AS SHOWN. INFILTRATION PIT DETAIL NOT TO SCALE ESS _A_L UE3 12/6/17AARON M. ALBERTSON DATE FOFCAL\f R.C.E. 65513 EXP. 9/30/19 Commercial Development CE)IResources Today's Ideas. Tomorrow's Reality. 4121 West" Plece 9112 Newpa Beach CA 92660 TS49-610-6997 www.CI)Rwest.c= COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92658 3" MIN. OPENING BETWEEN BAGS TOP ROW GRAVEL BAGS NOT TO SCALE NCRD Af� SECTION A -A D^3S SHALL BE BUTTED MLY AGAINST CURB ADJUSTED AS ORDER WORK DICTATES Q GRAVEL BAG CHECK DAM NOT TO SCALE I SECTION D -D 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL n ANDm COLORFINISH LEPIN 011TORS AND DRAIN I AS REQUIRED) IN PIPE TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN techserAce@ndspro.com SEWER & DRAIN PIPE N.T.S. AREA DRAIN DETAIL NOT TO SCALE DETAILS I SHEET THE JOHNSON RESIDENCEC-05 102 OCEANFRONT NEWPORT BEACH, CA 92661 05 OF 05 �{ u 4" SDR 35 RISER (LENGTH VARIES) W (f) 4" SDR 35 DRAIN PIPE 3 z ZW 4" ABS 45' ELL—TYP. (2) PLACES 30 OR USE (1) 90' SWEEP ELL 0 I ­_V) 4" P.V.0 SCHEDULE 40 DRAIN PIPE (TYP.) DOWNSPOUT CONNECTION DETAIL NOT TO SCALE PROPOSED LIMESTONE DECK SEE ARCHITECTURAL PLANS FOR MORE DETAIL ON FINISH AND THICKNESS. SLOPE PER PLAN / SLOPE PER PLAN a g a a d d a s 4 a a d 4 1T I I � I I I II I II I I�I I I I I �I I II I I�I I I I I I I I I - I-I_,=:I I -I 11- -I � I -.I I -I I:-I_I-III-III-L 1=.1 I-1 L=1. �=.1 I -I I i -III -III -III -III -I I1=III-III=1I I -I I I �IIII II JI IIIIIIl1I111111_Li 111111 Ill 1111111 �IIIIIIII ffi_ �I�IIIIIIILHTIIIIIIIIIII IHIIII �IIII IIS I I I I I III—III III III=1 I L I I =1 � 11 I — I S=0.01III III -III ,III III -III III III -III II III III=fII II Ill�jj III IIfII I I= 3" PVC SCH. 40 - - I- - - I_I - - i- - DRAIN PIPE. 90' 4" PVC SCH. 40 DRIAN S=0.01 EMERGENCY -► PIPE FROM SITE 90' 4" PVC I- OVERFLOW TO CURB SCH. 40 BEND LO OUTLET. SEE DETAIL 7 ON THIS SHEET. 4" PERFORATED PIPE TO BEND 90' INTO CRUSHED GRAVEL AT 1' LENGTH III=I1 -- FOR STORM DRAIN = 1=11 F_ I—II CONNECTION TO 2.0 INFILTRATION TRENCH CRUSHED ROCK IN FILTER CLOTH NOTES: 1. 2' WIDE BY X 1.5' DEEP TRENCH 2. PLACE FILTER CLOTH IN THE TRENCH AS REQUIRED. 3. FILL THE TRENCH WITH CRUSHED ROCK & WRAP IT IN FILTER CLOTH. 4. INSTALL CHANNEL DRAIN AND PVC PIPES AS SHOWN. 5. CAST REINFORCED CONCRETE SLAB AS SHOWN. INFILTRATION PIT DETAIL NOT TO SCALE ESS _A_L UE3 12/6/17AARON M. ALBERTSON DATE FOFCAL\f R.C.E. 65513 EXP. 9/30/19 Commercial Development CE)IResources Today's Ideas. Tomorrow's Reality. 4121 West" Plece 9112 Newpa Beach CA 92660 TS49-610-6997 www.CI)Rwest.c= COMMUNITY DEVELOPMENT DEPARTMENT 100 CIVIC CENTER DR. NEWPORT BEACH, CA 92658 3" MIN. OPENING BETWEEN BAGS TOP ROW GRAVEL BAGS NOT TO SCALE NCRD Af� SECTION A -A D^3S SHALL BE BUTTED MLY AGAINST CURB ADJUSTED AS ORDER WORK DICTATES Q GRAVEL BAG CHECK DAM NOT TO SCALE I SECTION D -D 1% MIN. SLOPE TO DRAIN, TYP. 0 4" DIA. AREA DRAIN GRATE,SEE ARCHITECTURAL PLANS FOR MATERIAL n ANDm COLORFINISH LEPIN 011TORS AND DRAIN I AS REQUIRED) IN PIPE TECHNICAL SERVICES NDS ROUND GRATE WITH NDS SPEE-D BASIN techserAce@ndspro.com SEWER & DRAIN PIPE N.T.S. AREA DRAIN DETAIL NOT TO SCALE DETAILS I SHEET THE JOHNSON RESIDENCEC-05 102 OCEANFRONT NEWPORT BEACH, CA 92661 05 OF 05 �{ u Zoning Administrator - June 28, 2018 ITEM NO. 5a - ADDITIONAL MATERIALS RECEIVED AFTER MEETING Johnson Residence Coastal Development Permit (PA2018-020) To: Westmoreland, Liz Subject: RE: Comment on ZA Item 5 - Johnson Residence Coastal Development Permit No. CD2018-010 (PA2018-020) From: Jim Mosher [mailto:iimmosher@vahoo.com] Sent: Thursday, June 28, 2018 1:55 PM To: Alford, Patrick <PAlford@newportbeachca.eov> Cc: Westmoreland, Liz<LWestmoreland@newportbeachca.eov> Subject: Comment on ZA Item 5 - Johnson Residence Coastal Development Permit No. CD2018-010 (PA2018-020) Regarding Fact in Support of Finding 3.6.12 (the numbering of facts in this section is a bit unconventional), I do not agree with the statement that because the proposed development adheres to the development standards in the LCP and maintains the existing pattern of development "the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views." It seems to me any project, whether otherwise to code or not, has a potential to degrade the visual quality of the Coastal Zone and to result in significant adverse impacts to existing public views. For example, a structure designed with mirrored surfaces that reflect sunlight onto the beach at certain times of day could adversely impact views and degrade the visual quality of the Coastal Zone. So beyond compliance with the development standards, I believe there is an additional subjective call regarding visual impacts that has to be made based on the details of what is proposed. Indeed, there would be little need to make this finding if it was automatically made by compliance with other standards. As a result, I believe, the Zoning Administrator has to make a separate decision about this. And since others may or may not agree with his or her judgment about impacts, we have the opportunity to appeal. Yours sincerely, Jim Mosher