HomeMy WebLinkAbout09_Martin Residence Coastal Development Permit_PA2018-091oe`'�WP�R CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
u r July 26, 2018
C'a(ppN�T Agenda Item No. 9
SUBJECT: Martin Residence (PA2018-091)
• Coastal Development Permit No. CD2018-041
SITE LOCATION: 9 Bay Island
APPLICANT: R.D. Pinault Company
OWNER: Brian Martin
PLANNER: Chelsea Crager, Associate Planner
949-644-3227, ccrager@newportbeachca.gov
LAND USE AND ZONING
• Coastal Land Use Category: Multiple Unit Residential — (10.0 - 19.9 DU/AC) (RM -C)
• Coastal Zoning District: Multi -Unit Residential (RM)
• General Plan Land Use Category: Multiple -Unit Residential Detached (RM -D)
• Zoning District: Multi -Unit Residential (RM)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing single-family
residence and the construction of a new 4,703 -square -foot, single-family residence and
adjust the off-street parking requirements with a parking management plan. The design
includes hardscape, drainage facilities, and approximately 438 square feet of landscaping.
The project complies with all applicable development standards.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal
Development Permit No. CD2018-041 (Attachment No. ZA 1).
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Martin Residence
Zoning Administrator, July 26, 2018
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DISCUSSION
Bay Island is a 5.5 -acre legal lot in the Newport Harbor with 24 individual building
sites. Bay Island is located on the north end of Island Avenue on the Balboa
Peninsula where it is accessible by a gated pedestrian bridge. With the exception of
golf carts, vehicles are not permitted on Bay Island. The Island is developed with 23
single-family homes and shared open space, recreational areas and a clubhouse.
The homes are predominately two and three stories. The subject building site is
located on the east side of the island and is approximately 3,523 square feet in area.
The site is currently developed with a two-story single-family home.
Background
Bay Island was first established prior to 1936 as a recreational club and gradually
developed as a residential island over the years. On November 24, 1997, the City
Council approved Use Permit No. 3618 to implement a Planned Residential
Development (PRD) Overlay and modify the Multi -Family Residential (MFR)
development regulations applicable to Bay Island to reflect its unique characteristics.
The purpose of the use permit is to ensure that the single-family detached character
of Bay Island is maintained despite its MFR zoning designation. A copy of City
Council Resolution No. 2004-23 adopting Use Permit No. 3618 is included as
Attachment No. ZA 3. The use permit provides development standards and process
requirements for development of homes on individual building sites. The use permit
also authorizes off-site parking in a parking structure located at 501 West Bay Avenue
located at the southwest corner of Island Avenue and West Bay Avenue on the
Balboa Peninsula.
Land Use and Development Standards
• At the time Use Permit No. 3618 was adopted, the residential lots on Bay Island were
designated Residential Single Family Detached by the General Plan and Coastal Land
Use Plan, but located within the Multi -Family Residential (MFR) zoning district and
Planned Residential Development (PRD) Overlay. As a result of subsequent updates
to the General Plan, Coastal Land Use Plan, and Zoning Code, the subject property
is now located in the RM (Multi -Unit Residential) Coastal Zoning District, RM (Multi -
Unit Residential) Zoning District, and is designated RM -D (Multiple -Unit Residential
Detached) within the land use element of the General Plan. A single-family dwelling
is consistent with these designations. A coastal development permit is required for
development in the Coastal Zone, and the property is not eligible for a Waiver for De
Minimis Development because the property is located in the Appeal Area.
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Martin Residence
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The proposed single-family dwelling conforms to all applicable development standards
of the RM Coastal Zoning District, including floor area limit, setbacks and height as
evidenced by the project plans and illustrated in Table 1 below. Bay Island is a single
legal lot, and therefore setbacks are measured from the perimeter island property line
and are not measured from the building site lines that were established by Use Permit
No. 3618. Similarly, floor area limit is calculated as a cumulative maximum for all
building sites on the island. The applicant requests an adjustment to off-street parking
requirements pursuant to NBMC Section 21.40.110 (Adjustments to Off -Street
Parking Requirements).
Table 1 — Title 21 RM Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front(Water)
20 feet
Approximately 150 feet
Allowable Floor Area
1.75 times buildable area
Approximately 143,916 square
feet total for all homes
Approximately 130,095
square feet total for all homes
Parking*
3 Onsite in a garage
1 Onsite (Golf Cart Storage)
2 Offsite 501 W. Bay Ave.
Height
28 feet flat roof
33 feet sloped roof
29 feet sloped roof
Common Open Space
1,725 square feet total for entire
island
Approximately 452,460
square feet
Private Open Space
236 square feet
654 square feet
`The applicant requests an adjustment to parking requirements consistent with NBMC Section 21.40.110
(Adjustments to Off -Street Parking Requirements).
Adjustment to Parking Requirements
As noted previously, Use Permit No. 3618 authorized off-site parking for Bay Island
requiring 48 parking spaces for the development of 24 homes on the Island. Pursuant
to NBMC Section 21.40.040 (Off -Street Parking Spaces Required), single-family
dwellings with 4,000 square feet or greater of floor area require three on-site parking
spaces in a garage. However, since Bay Island is only accessible by a pedestrian
bridge, none of the 23 residences on the island provide on-site parking. As a part of
the development, the applicant proposes an adjustment to off-street parking
requirements and the provision of a parking management plan. The parking
management plan includes the use of two off-site parking spaces in the existing 49 -
space parking structure owned in common by Bay Island residents located at 501 W.
Bay Avenue. Use of this parking structure is consistent with previously approved
development regulations of Use Permit No. 3618. The parking management plan also
includes a requirement to provide one enclosed golf cart storage space onsite;
thereby, the project provides three spaces total for the proposed unit consistent with
NBMC Section 21.40.040. The review authority can authorize off-site parking or
adjustments to parking requirements with a CDP pursuant to NBMC Sections
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Martin Residence
Zoning Administrator, July 26, 2018
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21.40.100. The project has been conditioned to maintain this design feature and
parking management plan.
Hazards
• The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance
of building permit. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
• The Development fronts the Newport Harbor with a sandy beach separating the
project site and the water. A Coastal Hazards Analysis was prepared by PMA
Consulting, Inc. The report concludes that the proposed project is reasonably safe
from coastal hazards for the next 75 years including shoreline movement, waves and
wave runup, and flooding with low future sea level rise projections. The historic highest
tides have reached approximately 7.3 feet (NAVD 88). Utilizing the anticipated 1.5 -
foot sea -level rise (the low range of projected sea level rise over the 75 -year design
life of the structure based on estimates for sea level rise provided by the National
Research Council 2012 SLR estimates), the finished floor elevation will protect the
site from sea level rise. The proposed finished floor is 9.00 feet (NAVD 88), which is
consistent with the minimum 9.00 feet (NAVD 88) standard of the Zoning Code for
new construction. An additional 4 -foot -high concrete or masonry block garden wall
can be accommodated around the structure of the development in the future to adapt
to future sea level rise under higher sea level rise scenarios if they occur.
• Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to future protection
further bayward than the existing development 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). This waiver would allow a future concrete or masonry
block garden wall around the structure if it is needed in the future. 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.
Water Quality
• The property is located adjacent to coastal waters. The project design addresses water
quality with a construction erosion control plan, construction pollution prevention plan
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Martin Residence
Zoning Administrator, July 26, 2018
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(CPPP), and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather and minor rain event run-off on-site.
• Pursuant to Municipal Code Section 21.35.050, due to the proximity of the
development to the shoreline and the development containing more than 75 percent
of impervious surface area, a Water Quality and Hydrology Plan (WQHP)/ Water
Quality Management Plan (WQMP) is required. A WQHP prepared by Robin B.
Hamers & Assoc., Inc., dated April 6, 2018, will be reviewed by the City's Engineer
Geologist prior to issuance of building permits.
Public Access
• The project site is located between the nearest public road and the sea or shoreline in
the private community of Bay Island. Implementation Plan Section 21.30A.040 requires
that the provision of public access bear a reasonable relationship between the
requirement and the project's impact and be proportional to the impact. The project
involves the demolition of a single-family residence and the construction of a new single-
family residence. Therefore, there is no change in land use and the proposed increases
in floor area, height and bulk is comparable to other existing development on Bay Island
and will not result in any significant adverse impacts to public recreation, access or views
or otherwise diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt
marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. Therefore, requiring
additional public access with this project is not supported.
Vertical and lateral access to the bay front is available adjacent to the Bay Island
community at the street ends along the Balboa Peninsula (approximately 400 feet from
the subject property). It should also be noted that in 2013, the California Coastal
Commission issued a Coastal Development Permit to replace the existing pedestrian
bridge to Bay Island. As a special condition of this permit, the publicly owned land
fronting the bulkhead at the mainland terminus of the bridge and to the west of the
bridge was improved with hardscape, landscape, trash receptacles, and benches and
remains open for public use and fishing. The existing bridge is not open to public
access. The California Coastal Commission attempted to require public access to the
bridge when it was replaced; however, the Courts struck down the requirement as it
was without foundation.
• The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public access way, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view opportunities. The project site is located within the viewshed of
distant public viewing areas and is visible from nearby public beaches, Newport Harbor,
and public lateral access path. The project will replace an existing single-family
residence with a new single-family residence that complies with all applicable Local
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Coastal Program development standards and maintains a building envelope consistent
with the existing neighborhood pattern of development. Therefore, the project does not
have the potential to degrade the visual quality of the Coastal Zone or result in significant
adverse impacts to public views as the changes to the existing view sheds will be
negligible.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction of Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant impact on the environment.
Class 3 exempts the demolition of up to three single-family residences and addition of up
to 10,000 square feet to existing structures. The proposed project consists of the
construction of a new 4,703 -square -foot single-family residence.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners of
property and residential occupants within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting that was posted at City Hall and on the City website.
APPEAL PERIOD
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
- kt�t4
Chelsea Crager
Associate Planner
MCC
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Attachments
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ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Use Permit No. 3618
ZA 4
Correspondence
ZA 5
Project Plans
Martin Residence
Zoning Administrator, July 26, 2018
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-041 TO
ALLOW THE DEMOLITION OF AN EXISTING SINGLE-FAMILY
RESIDENCE AND THE CONSTRUCTION OF A NEW SINGLE-
FAMILY RESIDENCE, INCLUDING AN ADJUSTMENT TO OFF-
STREET PARKING REQUIREMENTS FOR THE PROPERTY
LOCATED AT 9 BAY ISLAND (PA2018-091)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
614"115004EIIIIIIIIIIIrG11riLTA :1.rr• MWITS]1601
1. An application was filed by R.D. Pinault Company ("Applicant'), on behalf of Brian Martin,
with respect to property located at 9 Bay Island, and legally described as S -Township 6,
Range 10, Section 34, requesting approval of a coastal development permit.
2. On November 24, 1997, the City Council approved Planned Residential Development
("PRD") Use Permit No. UP3618 to implement a PRD Overlay District, which modified
the Multi -Family Residential ("MFR") zoning and development regulations for Bay Island.
The purpose of the PRD Use Permit is to ensure that future development maintains the
single-family detached character of Bay Island.
3. The Applicant proposes a coastal development permit to allow the demolition of an
existing single-family residence and the construction of a new 4,703 -square -foot, single-
family residence ("Development') and adjust the off-street parking requirements with a
parking management plan.
4. The subject Property is located within the Multi -Unit Residential ("RM") Zoning District
and the General Plan Land Use Element category is Multiple -Unit Residential Detached
("RM -D").
5. The subject Property is located within the coastal zone. The Coastal Land Use Plan
category is Multiple -Unit Residential — 10.0 — 19.9 DU/AC ("RM -C") and the Coastal
Zoning District is Multi -Unit Residential ("RM").
6. A public hearing was held on July 26, 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.
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act ("CEQK) pursuant
to Section 15303 under Class 3 of the CEQA Guidelines, California Code of
Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the construction of limited number of new, small structures, including
one single-family residence. The proposed project is the demolition of a single-family
residence and the construction of a single-family residence located within the RM
(Multi -Unit Residential) Coastal Zoning District.
SECTION 3. REQUIRED FINDINGS.
In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits —
Findings and Decision), the following findings and facts in support of the findings for a coastal
development permit are set forth:
Finding
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding
1. The proposed design, bulk, and scale of the Development is consistent with the existing
single-family neighborhood pattern of development and expected future development
based on allowable development standards.
2. The Property is located in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the California Building Code ("CBC') and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved prior to the issuance of building
permits. Permit issuance is also contingent on the inclusion of design mitigation identified in
the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC prior to building permit issuance.
3. Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the
shoreline and the development containing more than 75 percent of impervious surface area,
a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by Robin B.
Harriers & Associates, Inc. dated April 6, 2018 has been submitted and will be reviewed by
the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site
characterizations, a sizing standard for BMPs, use of an LID approach to retain the storm
runoff volume onsite, and documentation of the expected effectiveness of the proposed
BMPs.
4. The proposed Development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and open space.
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a. The maximum cumulative floor area limitation for all residential development on
Bay Island is 143,916 square feet and the proposed cumulative floor area is
approximately 130,095 square feet.
b. The proposed Development complies with the required setbacks, which are 20
feet along all exterior property lines.
c. The highest flat elements of the roof are no more than 28 feet from established
grade and the highest ridge is no more than 33 feet from established grade,
which complies with the maximum height in the RM Coastal Zoning District.
d. The minimum required common open space on Bay Island is 1,725 square feet
and the proposed common open space is approximately 452,460 square feet.
e. The minimum required private open space for the development is 236 square
feet and the proposed private open space is 654 square feet.
5. The Development includes over 4,000 square feet of livable area and therefore requires 3
garage parking spaces pursuant to NBMC Section 21.40.040 (Off -Street Parking Spaces
Required). However, the Development complies with NBMC Section 21.40.110
(Adjustments to Off -Street Parking Requirements) in that a parking management plan is
being provided as follows:
a. Bay Island is accessible by a gated pedestrian bridge and the only vehicles
permitted on the Island are golf carts. The Development includes a dedicated
200 -square -foot garage for on-site golf cart parking.
b. Off-site parking is provided in a parking structure located at 501 West Bay
Avenue pursuant to Use Permit No. UP3618, previously approved by the
Planning Commission in 1997. The parking structure includes 49 parking spaces
designated for the 23 single-family residences on Bay Island, equating to two or
more off-site spaces per residence.
6. The Development fronts the Newport Harbor with a sandy beach separating the project
site and the water. A Coastal Hazards Analysis was prepared by PMA Consulting, Inc.
The report concludes that the proposed project is reasonably safe from coastal hazards
for the next 75 years including shoreline movement, waves and wave run-up, and flooding
with moderate future sea level rise projections. The site is separated from the bay by an
approximately 150 -foot -wide sandy beach and grass landscape. The current highest tides
have reached approximately 7.2 feet (NAVD 88). Utilizing the Community Development
Department policy of a 1.25 -foot sea level rise, the proposed finished floor elevation will
protect the site and surrounding development from sea level rise. The proposed finished
floor is 9.00 feet (NAVD 88), which is consistent with the minimum 9.00 feet (NAVD 88)
standard. If sea level rise exceeds projections, an additional 4 -foot concrete or masonry
block garden wall may need to be constructed around the front porch of the Development
in the future.
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7. Proposed landscaping complies with the Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought -tolerant, and prohibits invasive,
species. Final landscape plans will be reviewed to verify invasive species are not planted.
8. Pursuant to NBMC Subsections 21.30.030(C)(3)(i) and (iv), the property owner will be
required to enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage or
destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner
will also be required to acknowledge any hazards present at the site and unconditionally
waive any claim to damage or liability against the decision authority, consistent with NBMC
Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that
will need to be satisfied prior to the issuance of building permits for construction.
9. The property is located adjacent to coastal waters. The project design addresses water
quality with a construction erosion control plan and a post construction drainage system that
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.
Findinci
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of aby body of water located in the coastal zone.
Facts in Support of Finding
1. The project site is located between the nearest public road and the sea or shoreline in the
private community of Bay Island. NBMC Section 21.30A.040 requires that the provision of
public access bear a reasonable relationship between the requirement and the project's
impact and be proportional to the impact. The project involves the demolition of a single-
family residence and the construction of a new single-family residence. Therefore, there is
no change in land use and the proposed increases in floor area, height and bulk will not
result in any significant adverse impacts to public recreation, access or views or otherwise
diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt marshes,
sloughs, beaches, coastal parks, trails, or coastal bluffs.
2. Vertical and lateral access to the bay front is available adjacent to the Bay Island community
at the street ends along the Balboa Peninsula (approximately 150 feet from the subject
property).
3. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an
investigation of the project site and surrounding area did not identify any other public view
opportunities. The project site may be located within the viewshed of distant public viewing
areas. However, the project will replace an existing single-family residence with a new
single-family residence that complies with all applicable Local Coastal Program development
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standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. Therefore, the project does not have the potential to degrade the
visual quality of the Coastal Zone or result in significant adverse impacts to public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Coastal
Development Permit Application No. CD2018-041 subject to the conditions set forth in
Exhibit "A", which is attached hereto and incorporated by reference.
2. This Coastal Development Permit action shall become final and effective fourteen (14)
days following the date this resolution was adopted unless within such time an appeal or
call for review is fined with the Community Development Director in accordance with the
provisions of Title 21 Local Coastal Implementation plan of the NBMC. Final action taken
by the City may be appealed to the Coastal Commission in compliance with NBMC
Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED AND ADOPTED THIS 26TH DAY OF JULY, 2018.
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Project -Specific Conditions in Italics
PLANNING DIVISION
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. Prior to the issuance of a building permit, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting
the bulkhead, that results in any encroachment seaward of the authorized footprint of
the bulkhead or other shoreline protective device. The agreement shall be binding
against the property owners and successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council,
its boards and commissions, officials, officers, employees, and agents from and against
any and all claims, demands, obligations, damages, actions, causes of action, suits,
losses, judgments, fines, penalties, liabilities, costs and expenses (including without
limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of development.
4. Prior to issuance of a building permit, the applicant shall prepare a construction
management plan to minimize impacts to adjacent residences on Island Avenue and
Edgewater Avenue to be reviewed and approved by the Community Development
Director.
5. A minimum of two parking spaces, including one covered, shall be maintained for the
dwelling unit at the parking structure located at 501 West Bay Avenue (Lots 2, 3, 4, 5, 6
Block 3, East Newport Tract).
6. A minimum of one enclosed parking space, with minimum dimensions 9 feet wide by 12
feet 6 inches deep, shall be maintained onsite for golf cart parking.
7. 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).
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8. 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.
9. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the City's Building Division and field sets of plans prior to issuance of
building permits.
10. Prior to the issuance of a building permit, the Applicant shall submit a final landscape
and irrigation plan prepared by a licensed landscape architect. These plans shall
incorporate drought -tolerant plantings and water efficient irrigation practices, and the
plans shall be approved by the City's Planning Division.
11. All landscape materials and irrigations systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing conditions and shall receive regular pruning, fertilizing, mowing and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
12. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the City's
Planning Division.
13. Prior to the issuance of a building permit, the Applicant shall submit to the City's
Planning Division an additional copy of the approved architectural plans for inclusion in
the application file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Coastal Development Permit
application.
14. Prior to the issuance of a building permit, the approved Construction Pollution
Prevention Plan ("CPPP") and Water Quality and Hydrology Plan ("WQHF) shall be
submitted with the Building Permit plans. Implementation shall be in compliance with the
approved CPPP and WQHP and any changes could require separate review and
approval by the City's Building Division.
15. 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.
16. 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
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construction materials shall be covered, enclosed on all sides, not stored in contact with
the soil, and located as far assay as possible from drain inlets and any waterway.
17. Best Management Practices ("BMPs") and Good Housekeeping Practices ("GNPs")
shall be implemented prior to and throughout the duration of construction activity as
designated in the CPPP.
18. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Sold waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
19. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
20. Should the Property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of approval by either the current
property owner or leasing agent.
21. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours
of noise -generating construction activities to between the hours of 7 a.m. and 6:30 p.m.,
Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating
construction activities are not allowed on Sundays or Holidays.
22. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of NBMC Title 20 Planning and Zoning.
23. 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 Martin Residence Coastal Development
Permit including, but not limited to, Coastal Development Permit No. CD2018-041
(PA2018-091). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding
whether incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in
this condition. The Applicant shall pay to the City upon demand any amount owed to the
City pursuant to the indemnification requirements prescribed in this condition.
Tmplt: 04/14/10
10
Attachment No. ZA 2
Vicinity Map
17
Martin Residence
Zoning Administrator, July 26, 2018
Page 10
VICINITY MAP
Coastal Development No. CD2018-041
PA2018-091
9 Bay Island
Tmp1[: 01/12/17
zg
Attachment No. ZA 3
Use Permit No. 3618
J-�
_W b, !
RESOLUTION NO. 23
• FILE COPY
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NE'W'PORT BEACH APPROVING A PLAN NI ED RESIDENTIAL
DEVELOPMENT USE PERMIT TO ESTABLISH LAND USE AND
PROPERTY- DEVELOPMENT REGULATIONS FOR THE BAY
ISLAND COMMUNITY [USE PERMIT 36181
WHEREAS, the Bay Island was developed as a stock cooperative prior to the establishment
of City zoning regulations; and
WHEREAS, a planned residential development use permit is necessary- for the administration
of City zoning regulations on existing and future development on Bay Island; and
WHEREAS, the Land Use Element of the General Plan and the Local Coastal Program Land Use
Plan designate the site for "Residential Single Family Detached" residential uses and that a planned
residential development is a permitted use w thin this designation; and
WHEREAS, the project is located within the Multi -Family Residential District and Planned
Residential Development Overlay District, which permits multi -family residential land uses and
planned residential developments; and
'WHEREAS, Bay Island provides off-street parking for each dwelling unit which is equal to
that of the requirement for sinSle family residential dwelling units. The off-street parking for Bay
Island has shown to be adequate for many years and that the approval of the planned residential
development use permit will not result in additional parking demand; and
WHEREAS, the waiver of the requirement that the planned residential development be
bounded on all sides by public streets will not -be inconsistent with adequate standards of pedestrian
and vehicular access and traffic circulation for the development and for the area in which the develop-
ment is located. The project has not negatively affected the pedestrian and vehicular system in the
past seventy-five years, and v:ith the standards established by the planned residential development use
20
0
permit, the project will have adequate pedestrian and vehicular access; and
WHEREAS, the approval of lise Permit No. 3618 to allow a planned residential development
Will not, under the circumstances of the case, be detrimental to the health, safety, peace, morals,
comfort and general welfare of persons residing or working in the neighborhood or be detrimental or
injurious to property or improvements in the neighborhood or the general welfare of the City, for the
following reasons:
• The proposed planned residential development will not
significantly alter the land use and development pattern of
Bay Island.
• That the PRD will allow Bay Island to continue to be
developed with dwelling units; densities and property
development standards which are consistent with those in
the surrounding area.
WHEREAS, on October 23, 1997, the Planning Commission of the City of Newport Beach
held public hearings regarding Use Permit 3618; and
WHEREAS, on November 24, 1997, the City Council of the City of Newport Beach held a
public hearing regarding Use Permit 3618; and
WHEREAS, the public was duly noticed of the public hearing; and
WHEREAS, pursuant to the California Environmental Quality Act, it has been determined that
the proposed amendment is categorically exempt under Class 5, minor alterations in land use
limitations.
21
0
THE CITY" COUNCIL OF THE CITY OF \EWPORT BEACH DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1: Use Permit 3618 is hereby approved to establish the following land use and
property development. regulations for Bay Island:
1.5 Bav Island - PRD. All development shall conform to MFR District regulations
unless modified by the following:
I.5.1 Setbacks and Encroachments.
A_ "Major Structures" shall conform to setbacks and envelopes as illustrated
on Building Site Map dated 8-15-97 which defines the Buildable Area of
Ihese sites.
B. "Minor Structures" such as sun shades, decks, railings, stairs, etc., may
encroach into the area illustrated with a maximum railing height of 42"
above the main living floor. Porches and decks, roofs, etc., to serve floors
above the main living floor shall be cantilevered and shall not encroach
more than 5' into the front yard (bayside) or more than 4' into the rear yard
(interior or "park" side). Roofs may encroach an additional T.
1.5.2 Gross Floor Area
Gross Floor Area shall not exceed 25 times "buildable area."
1.5.3 Land Use
Each site designated on the map of Bay Island shall permit the construction of only
one single family unit. The existing caretaker's residence and the tennis court are
permitted as accessory uses to the single family units.
1.5.4 Parkine
A parking structure built and owned by the Bay Island Club and located on Lots 2,
3, 4, 5; 6, Block 3, East Newport Tract provides parking for 48 cars, 37 covered and
I 1 uncovered. Two off-street parking spaces, including one covered; shall be
22
maintained for each dwelling unit, including any caretaker's residences.
ISS Building Height
Building height shall be 24', using the measurement of height defined in the
Newport Beach Zoning Code, Chapter 20.65. This may be increased to a maximum
of 28' with the approval of the Planning Commission if it is deemed compatible and
consistent with the height and scale of adjacent and surrounding dwellings.
1.5.6 Nonconforming Buildings and Structures
Buildings and structures made nonconforming due to the adoption of this planned
residential development use permit or by ordinance changes may be continued
subject to the provisions of Chapter 20.62 of the Newport Beach Zoning Code,
1.5.7 Modification Pennits,/Variances
Modifications and variances to the property development regulations established by
this planned residential development use permit or the Zoning Code may be granted
under the provisions of Chapter 20.93 and Chapter 20.91, respectively, of the
Newport Beach Zoning Code.
1.5.8. Public Safery improvements
All new structures shall be fully automatic fire sprinklered in conformance with the
requirements specified by the Newport Beach Fire and Marine Department.
All existing structures shall be retrofitted with automatic fire sprinklers in
conformance with the requirements specified by the Newport Beach Fire and Marine
Department when the valuation of any new construction or alterations exceeds
S50,000.
Fire sprinkler system for each residential dwelling unit shall be installed on the
dwelling unit's domestic water line. It shall be installed ahead of the pressure
regulator so that the fire sprinkler system will be pressurized when the 6" fire main
is pressurized.
23
Since the domestic and fire system are common, Bay Island shall sign an
indemnification agreement, which is agreeable to both the Bay Island Club and the
City of Newport Beach, indemnifying the City of Newport Beach for contamination
or damage to individual dwelling units or the common domestic water system from
pressurization of the fire line.
This resolution was adopted at a regular meeting of the City Council of the City of Newport
Beach held on March 9, 2004 , by the following vote, to w6t
AYES. COUNCIL MEMBERS Heffernan, Rosasnsky, Adams,
Bromberg, Webb, Nichols, Mayor Ridgeway
NOES, COUNCIL MEMBERS None
ABSENTCOUNCILMEMBERS None
fEe W .
MAYOR
ATTEST:
CITY CLERK
Mi
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven: that the foregoing
resolution, being Resolution No. 2004-23 was duly and regularly introduced before and adopted by
the City Council of said City at a regular meeting of said Council, duly and regularly held on the 9th
day of March, 2004, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Heffernan, Rosansky, Adams, Bromberg, Webb, Nichols, Mayor Ridgeway
Noes: None
Absent: None
Abstain: 'done
IN WITNESS WHEREOF, 1 have hereunto subscribed my name and affixed the
official seal of said City this 10th day of March, 2004.
(Seal)
City Clerk
Newport Beach, California
25
Martin Residence
Zoning Administrator, July 26, 2018
Page 12
Attachment No. ZA 4
Correspondence
Tn,ph: 01'1'17
20
From:
]&] McKellar
To:
Craoer. Chelsea
Subject:
Fwd: Delivery Status Notification (Failure)
Date:
Monday, July 16, 2018 12:10:17 PM
Subject: Applications for new, oversize large homes on Bay Island.
Ms. Crager: I'm writing to you to express my concern of the two current oversized homes
being considered on Bay Island. Clearly, the homeowners needs are based upon their need to
increase overnight housing for many more guests than they currently can accommodate. My
problem is that even at their current size, most Bay Island residents don't park their cars in
their provided parking structure 1 short block away at the West end of Island. Instead, they
take the easy way out by parking their, and their guests cars, on the streets on Island or Anade,
(where we reside), Lindo, and other surrounding streets. By their being inconsiderate, parking
up to 6 days in front of our houses, they occupy many of the valuable few parking spots for
us! By the City approving larger homes for them, this parking situation will simply worsen.
It's a simple formula: new, much larger homes approved, brings many, many subcontractors to
construct the homes to park on our already overcrowded streets for the months and months to
build the new structure. (Last year, a sub told us there were 7 different painting contractors all
painting one new large home at once)! Then, upon completion, they posess much more space
to have both daytime and overnight guests for a few days, this further puts a strain on the few
street parking spaces available.
If the city approves these projects, you set precedent and will have to approve all requests for
mega -mansions on Bay Island... further eroding the parking problem.
Thus, I feel these applications should be denied.
Sincerely,
James McKellar
326 Anade Ave
N.B.
27
Attachment No. ZA 5
Project Plans
22
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9 BAY ISLAND,
N
BEACH CA, 92661
LU
Z
U)
GENERAL NOTES
PROJECT TEAM
01
PROJECT SUMMARY
SHEET INDEX
1. All work, including materials and workmanship, shall conform to the requirements of local codes, laws, and ordinances and as
OWNER: Mr. Martin
GEOLOGIST: EGA Consultants, Inc
PROJECT ADDRESS CODE ANALYSIS
A0.1 TITLE SHEET
specified by all by all governing authorities where applicable. Reference is to the latest accepted edition or revision. In the event of
9 Bay Island
Newport Beach, CA 92651
c/o: David a Vista Avetom CEG 2124
375-C Monte Vista Avenue
9 BAY ISLAND NEWPORT BEACH, CA, 92661 CODE: 1 CEES
& NBMC ITLE 21 AND EXISTING USE PERMIT 361 AND
A0.2 CITY NOTES MINIMUM CONSTRUCTION REQUIREMENTS
conflict with code requirements, that code requirement or note which establishes the higher standard shall take precedence.
m
Costa Mesa, CA 92627
LOCAL CITY tf�idA
t. 949.642.9309
ACCESSOR'S PARCEL NUMBER(SPRNIKLERED)
CONSTRUCTION TYPE: V -B
A0.3 CITY NOTES - CAL GREEN MINIMUM REQUIREMENTS
2. The intention of the Contract Documents is to include all labor and materials, equipment, and transportation necessary for the
APN: 048-040-02 LDG SITE 9 ZONING DESIGNATION: RM PRD #3618
complete and proper execution of the work.
ARCHITECT: hudgins design group, inc.
COASTAL PMA Consulting Inc
t OCCUPANCY CLASSIFICATION: R-3, U
A1.1 SITE PLAN
3. The Contractor shall visit the job site prior to bidding any portion of the work. The Contractor shall verify all dimensions and
c/o: Scott hudgins
32932 pacific coast h HAZARDS: c/o: Plamen Petrov, C-66947
p wy, #14-272
OCCUPANCY SEPARATIONS: 1 -HR
NUMBER OF STORIES: 3p,
A1.2 AREA CALCULATIONS
existing conditions prior to beginning work, including but not limited to existing interior walls and roof structures. Should any
dana point, CA 92629
28161 Casitas Ct.
Laguna Niguel, CA 92677
FIRE SPRINKLERS (NFPA 13D): REQUIRED
A1.3 DEMO PLAN
condition arise where the intent of the drawings is in doubt or where there is a discrepancy between the Contract Documents and
949.322.7922
p.petrov@pma-bg.com
PROJECT DESCRIPTION
the field conditions, or within the Contract Documents, the Contractor shall notify the Architect immediately for clarification.
t
A2.1 FLOOR PLAN - LEVEL 1
Acceptance of these contract documents releases Architect from any liability of inaccurate portray of existing conditions whatsoever
SURVEYOR & ROBIN B. HAMERS & ASSOC., INC. LANDSCAPE Designscapes, asia
DESIGNER: c/o: Steve McConnell
ROPERTY IS LOCATED IN NEWPORT BEACH, CA ON THE BALBOA PENINSULAAT BAY ISLAND LOT) THE
t
A2 2 FLOOR PLAN -LEVEL 2
as established by consulting engineers and/or surveyors.
CIVIL CIVIL ENGINEERS
Steven@designscapesasla.com
IS APPROXIMATELY 45' WIDE BY 78.2' DEEP, IT IS ZONED RM AND ISAPPX. 3,523 S.F. THE PROP
MLEIXISTING
ENGINEER: 234 E. 17TH STREET, SUITE
205
3,000 S.F. RESIDENCE TO BE DEMOLISHED. THE CLIENT PROPOSES TO BUILD ANEW 3 -STORY
A2.3 FLOOR PLAN -LEVEL 3
4. Dimensions are from face of studs or to center of wall as indicated on drawings, unless noted otherwise.
COSTA MESA, CA 92627
SINGLE FAMILY
P. (949) 548-1192
RESIDENCEAPPX. 4,503 S.F. TO BE WOOD FRAMED WITH A SLAB FOUNDATIONAND ROOF-TOP/VIEW DECKS. THE
A2.4 ROOF PLAN
5. Written dimensions take precedence. Do not scale drawings. Walls not dimensioned are to align with existing walls or be abutted
PROJECT WILL BE OF A EAST COAST TRADITIONAL DESIGN, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: INDOOR/
or applied to existing walls per drawings. Doors not dimensioned and shown jamb tight shall be set 3" from perpendicular wall to
OUTDOOR LIVING SPACES INTEGRATED WITH AN ' OPEN' FLOOR PLAN AS WELLAS OUTDOOR PATIOS, DECKS, LOGGIA,
A3.1 PROPOSED ELEVATIONS
outer edge of doorjamb.
SYMBOLS
AND BALCONIES. GOLF CART PARKING WILL BE PROVIDED IN THE FORM OF 1 CART GARAGE (200 S.F.). THE EXTERIOR
A3.2 PROPOSED ELEVATIONS
WILL BE PRIMARILY FIBER CEMENT LAP SIDING, FIBER CEMENT SHINGLE SIDING, WITH SOME USE OF BRICK AND METAL.
6. Reference to any detail or drawing is for convenience only and does not limit the application of such details or drawings.
THE HOME WILL HAVE APPROXIMATELY 4 BEDROOMS AND 5.5 BATHS. THE PROGRAM MAY INCLUDE THE FOLLOWING:
A4.1 PROPOSED SECTIONS
Section Number
O
Door symbol - see door schedule
KITCHEN, GREAT ROOM, DINING ROOM, MASTER SUITE, MASTER BATH, WALK-IN CLOSET, 2 SECONDARY BEDROOMS WITH
7. The design, adequacy and safety of erection bracing, shoring, temporary supports, etc., is the sole responsibility of the
2
ATTACHED BATHSAND CLOSETS, OFFICE WITH ATTACHED BATH LAUNDRY ROOM, A POWDER ROOM, BONUS ROOMAND
C-1 CIVIL TITLE SHEET & NOTES
Contractor. The Contractor shall be responsible for the stability of the structure and provide necessary bracing prior to the
AB Sheet Number
0
Window symbol - see window schedule
ELEVATOR.
C-2 CIVIL DETAILS & SECTIONS
application of all shear walls, roof and floor diaphragms, and finish materials. The Contractor shall be responsible for initiating,
maintaining, and supervising all safety precautions and programs in connection with the work.
Detail Number
4
Keynote symbol - see keynotes
CITY OF NEWPORT BEACH LOCAL COASTAL PROGRAM (L.C.P.)
C-3 PRECISE GRADING PLAN
8. The Structural Mechanical Plumbing,and Electrical Drawings, as well as the drawings other consultants are supplementary
9 � 9 pP ry
m Sheet Number
pia -i
Color/material symbol -see color/fin. list
y
PROJECT CONFORMS TO APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL PROGRAM.
- TOPOGRAPHY SURVEY
C4
to the Architectural Drawings. It shall be the responsibility of the General Contractor to check with the Architectural Drawings before
C-5 EROSION CONTROL PLAN
the installation of work shown on the drawings of consultants. The Contractor shall bring any discrepancy between the Architectural
Drawings and the drawings of the consulting engineers to the attention of the Architect for clarification. Any work installed in conflict
1 Sheet Number
Ceiling height symbol
ADDRESS: 9 BAY ISLAND, NEWPORT BEACH CA, 92661
C-6 GRADING RECOMMENDATIONS
with the Architectural drawings and not brought to the Architect's attention shall be corrected by the Contractor at the Contractor's
ZONING STANDARDS
expense and at no expense to the Owner or Architect.
4<A11 2 - Interior Elevation A Equipment symbol - see equipment list
L-1 LANDSCAPE PLANTING PLAN
9. Prior to performance of work, the Contractor shall require each subcontractor to notify the
3`_ Number
A
Plumbing fixtures symbol per schedule
DESCRIPTION
REQUIRED/ALLOWED
EXISTING
PROPOSED
CONFORMS
Contractor of any work called out in the drawings for his trade that cannot be fully guaranteed.
��
(Yes/No)
��
a
Plumbing accessories Symbol per Schedule
USE
RESIDENTIAL
SINGLE FAMILY
SINGLE FAMILY
Y
ZONE
RM
RM
RM
Y
10. Contractor shall verify the location and size of all openings with all drawings and manufactured items where applicable.
Spot elevation
11. The Contractor shall supervise and direct the Work and be solely responsible for all construction, means, methods, techniques,
UILDING SITE ARE
5,000 SF
3,523 SF
3,523 SF
N
sequences, procedures, safety and for coordinating all portions of the Work.
ABBREVIATIONS
BUILDABLE AREA
N/A
2,453 SF
2,453 SF
N/A
t
12. The Contractor here -in agrees to repair or replace any or all work, together with any other adjacent work which may be
BLDG SITE WIDTH (AVG.)
50'-0"
45'-0"
45'-0"
N
displaced in connection with such replacement, that may prove to be defective in workmanship or materials within a period of one
LDG SITE DEPTH (AVG.)
N/A
78'-2"
78'-2"
N/A
year form the date of acceptance, ordinary wear and unusual abuse or neglect excepted.
A.B. ANCHOR BOLT
FLR FLOOR
R.R. ROOF RAFTER
MAX. BUILDING HEIGHT
29'-0"
26.86'
29'
Y
13. Contractor shall protect all existing structures, landscaping, materials, etc., during construction. Contractor shall patch and
ABV. ABOVE
FT FOOT
R.S. ROUGH SAWN
SETBACKS:
repair all surfaces disrupted or damaged during construction to match existing adjacent surfaces.
A.C. ASPHALT CONCRETE
FTG. FOOTING
RA RETURNAIR„
Front (BAY)
151-0"
2
„
0 -0
Y
A.F.F. ABOVE FINISH FLOOR
GA GAUGE
RED REQUIRED
-11
Side
41-0"
T-10-1/2"
4'-0"
Y
14. The Contractor shall on a daily basis keep the premises free form all accumulations of waste material or rubbish caused by his
AL ALUMINUM GALV GALVINIZED RI RISER
employees, subcontractors, or work, and at the completion of the work shall remove all rubbish, debris, equipment, and surplus
"broom
ALT ALTERNATE
GAR GARAGE RM ROOM
Rear (PARK)
121-01'
14'-2-1/2"
12'-0"
Y
materials from in and about the building and leave the premises clean".
APP APPROXIMATE
GEE GARAGE FINISH FLOOR
R.O.W. RIGHTOF WAV
BLDG FOOTPRINT
N/A
1,629 SF
2,227 SF
N/A
DEFERRED SUBMITTALS
ARCH ARCHITECTURAL G.F.I. GROUND FAULT INTERRUPTOR S STAINLESS
BD BOARD G.F.R.C. GLASS FIBER REINFORCED CEMENT S.C. SOLID CORE
15. Any deviation from the Construction Documents or specifications by the Contractor or Owner without the Architect's approval
BUILDING SITE COVERAGE
N/A 46%
63%
N/A
releases the Architect of responsibility and liability in connection with all work so involved.
BLW BELOW
G.I. GALVINIZED IRON
SCH. SCHEDULE
BET BETWEEN
GLS GLASS
SECT. SECTION
OPEN VOLUME
15% / 368 SF
16% / 381 SF
Y
16. Clarifications on and/or inconsistencies with the drawings and specifications shall be brought to the attention of the Architect by
BLDG BUILDING
GR GRANITE
SH SHELF
1. DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF
the Contractor prior to commencement of work. Additional charges will not be granted based on claims of incomplete, inaccurate, or
BM BEAM
GRD GRADE
SHTG SHEATHING
PROJECT DATA
RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW.
inconsistent drawings and specifications.
BOT BOTTOM
GYP. BD. GYPSUM BOARD SHWR SHOWER
2. ELEMENTS OF A LIFE/SAFTEY NATURE MAY NOT BE DEFERRED, INCLUDING BUT NOT LIMITED
DESCRIPTION EXISTING
PROPOSED
TOTAL
BYN BEYOND H.M, HOLLOW METAL SIM SIMULAR
O: GUARD RAILS, HAND RAILS, STAIRS, EGRESS COMPONENTS, LIGHT & VENTILATION
T
17. Prior to an excavation, a meeting will be held on site that will be attended b the project engineer, geologist, project building
Y 9 Y P 1 9 9 9 P J 9
Bw BOTH WAYS
H.C. HOLLOW CORE
SPEC SPECIFICATIONS
ELEMENTS, ETC.
3. DEFERRED SUBMITTALS ARE SUBJECT TO SEPARATE REVIEW AND PERMIT ISSUANCE.
HABITABLE AREA:
inspector, general and shoring contractors.
C.J. CEILING JOISTS
C.M.U. CONCRETE MASONRY UNITS
HC HANDICAPPED
HD HIGH DENSITY, HOLD
SQ SQUARE
DOWN ST. STREET
4. ACCESSORY BUILDINGS, FIRE SPRINKLER SYSTEM, DEMOLITION, POOLS, SPAS, WALLS,
LEVEL 1
2,027 SF
2,027 SF
permit is required where excavations exceed aft and a copy of the permit shall supplied to the city prior to
C.O. CLEAR OPENING
How HARDWARE
STD STANDARD
SHORING, FENCES, PATIO COVERSAND OTHER FREESTANDING STRUCTURES REQUIRE
SEPARATE REVIEWS AND PERMITS.
LEVEL 2
2,086 SF
2,086 SF
i gaUOSHA
issuing a building permit. There shall w
issuing or excavations 5 feet or more in depth into which a person is required to
CABCLG CABINET
HR HOUR
STL STEEL5.
FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR
LEVEL 3
390 SF
390 SF
of altrenches
descend, or obtain permit from State of California, Division of Occupational Safety and Health Cal/OSHA . This permit and an
P P y ( ) P y
cLG CEILING
HT HEIGHT
STN STONE
ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR
TOTAL HABITABLE AREA: 3,000 SF
4,503 SF
4,503 SF
other safety permit shall be obtained prior to commence any work. Contact CaUOSHA at 714-558-4451 for additional information.
CEM CEMENT HRT. HEATER STSTUCCO
TO CALLING FOR ROOF SHEATHING INSPECTION.
CER CERAMIC
I.D. INSIDE DIAMETER
RU
STRUCT STRUCTURAL
19. The requirements of the 2016 edition of the California Building Code and 2016 California Residential Code (Title 24) have been
CUR CLEAR
IN INCH
SYM SYMMETRICAL
EXTERIOR BALCONY AREA:
654 SF
654 SF
taken In consideration.
COL COLUMN
INS. INSULATION
T&B TOPANDBOTTOM
GARAGEAREA:
200 SF
200 SF
SPECIAL INSPECTIONS
CONIC CONCRETE
INT. INTERIOR
T&G TOUNGEANDGROOVE
20. All new utilities will be underground to nearest utility pole.
CONN CONNECTION
JAN. JANITOR
T TREAD, TEMPEREDGLASS
TOTAL (HABITABLE+GARAG ):
4,703 SF
4,703 SF
SLOPE AND ESTABLISHED GRADE CALCULATION: SLOPE= [(8.78'-7.60')/36.6T]100=3.2%
1. HERS VERIFICATION REQUIRED, SEE TITLE 24 SHEETS
CONST CONSTURUCTION JT JOINT TO TOP OF CONCRETE/CURB/CHIMNEY
21. The responsible certified geotechnical engineer will inspect and approve all grading and excavations prior to placement of
CONT CONTINUOUS
KIT. KITCHEN
TD TOP OF DECK
ESTABLISHED GRADE _ (8.78' + 7.60' + 8.52' + 8.42') / 4 = 8.33'
forms, reinforcingsteel or concrete. In cases involving engineered fill, a soils engineer shall provide the inspection and approval.
9 9 9 P P PP
CONTR CONTRACTOR
L. LENGTH
TP TOP OF PLATE
*LOWEST FINISH FLOOR ALLOWED PER USE PERMIT 3618 = 9.00'
2. REFER TO STRUCTURAL SHEETS FOR SPECIAL INSPECTIONS BY THE STRUCTURAL ENGINEER.
D DEPTH
LAV LAVATORY
TT TOP OFTRELLIS
Licensed civil engineer/ architect that prepared the drainage plan shall certify at the completion of the project that the site
D.F. DRINKING FOUNTAIN, DOUGLAS FIR
M.C. MEDICINE CHEST
TR TOP OF ROOF
t
OFFSITE PARKING: TWO OFFSITE PARKING SPACES ARE PROVIDED IN THE PARKING GARAGE
drainage is in substantial compliance with the approved drainage plan.
dr
D.S. Pour M.O. MASONRY OPENING TRAIL TOP OF HANDRAIL
LOCATED AT 501 W. BAY AVE., NEWPORT BEACH PER USE PERMIT 3618.
DB. DOUBLEOUBLE
MAS. MASONRY
TW TOP OF WALL
REVISIONS
23. The plans shall comply with the 2016 California Codes. CBC, CRC, CPC, CMC, CEC and CGBS, 2016 Energy Code and all
Local
DET DETAIL
DIA DIAMETER
MAX. MAXIMUM
MECH. MECHANICAL
TEL TELEPHONE
THK THICK
CITY NOTES
applicable codes and ordinances.
DIM DIMENSION
MED. MEDIUM
TYP TYPICAL
PLNG DIV. CORRECTIONS #1 05/08/18
24. Project shall comply with NPDES, SUSMP and BMP requirements.
DN DOWN
DR DOOR
MFG. MANUFACTURER
MIN. MINIMUM
U.N.O. UNLESS NOTED OTHERWISE
UR URINAL
1. DESTRUCTIVE REMOVAL OF WORK PERFORMED WITHOUT PERMITS MAY BE REQUIRED FOR INSPECTION(S).
2
2. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH THE CITY.
'
25. Contact dig alert.
DWG DRAWING
MISC. MISCELLANEOUS
V.T. VINYLTILE
3. UNDERGROUND UTILITIES REQUIRED.
26. Structural observations by design engineer.
DWR DRAWER
E.N. EDGE NAIL(ING)
MTD MOUNTED
MNL. METAL
V.T.R. VENTTHROUGH ROUGH
W WIDE, WIDTH
4. THE STRUCTURAL DESIGN AND DETAILS FULLY CONFORM TO ALLAPPROPRIATE REQUIREMENTS OF THIS CODE, THE
VICINITY MAP
CALIFORNIA
CALIFORNIA RESIDENTIAL CODE (R301.1.3 CRC)
E.W. EACH WAY
[N1 NEW
W/ WITH
APPLICATIONS FOR WHICH NO PERMIT IS ISSUED WITHIN 180 DAYS FOLLOWING THE DATE OF APPLICATION SHALL
27. Owners on adjacent properties that must underpin their buildings due to the proposed excavation shall be notified in writing ten days prior to
EA EACH
N.I.C. NOT IN CONTRACT
W.C. WATER CLOSET, WALL COVERING
AUTOMATICALLY EXPIRE. (CRC R105.3.2)
■
beginning the excavation. Copies of these notification letters shall be provided to the city prior to beginning the excavation.
ELEC ELECTRIC, ELECTRICAL
N.T.S. NOT TO SCALE
WD WOOD
6. EVERY PERMIT ISSUED SHALL BECOME INVALID UNLESS WORKAUTHORIZED IS COMMENCED WITHIN 180 DAYS OR IF THE
ELEV ELEVATION
NAT. NATURAL
WP WATERPROOF
WORK AUTHORIZED IS SUSPENDED ORABANDON FORA PERIOD OF 180 DAYS. A SUCCESSFUL INSPECTION MUST BE
28. Termite protection. In geographical areas where hazard of termite damage is known to be very heavy, wood floor framing shall be of naturallyE.I.F.S.
EXTERIOR INSULATION
O.C. ON CENTER
W.R. WATER RESISTANT
OBTAINED WITHIN 180 DAYS. A PERMIT MAY BE
species (termite resistant) or preservative treated in accordance with AWPA U1 for the species, product preservative and end use or
AND FINISH SYSTEM
O.D.
OUTSIDE DIAMETERdurable
EXTENDED IF A WRITTEN REQUEST STATING JUSTIFICATION FOR EXTENSION AND AN EXTENSION FEE IS RECEIVED PRIOR
-.
provided with approved methods of termite protection. 2304.11.6 FIGURE 2603.8
EQ EQUAL
DEN. OPENING
TO EXPIRATION OF THE PERMIT AND GRANTED BY THE BUILDING OFFICIAL. NO MORE THAN ONE (1) EXTENSION MAY BE
EQUIP EQUIPMENT
OPP OPPOSITE
GRANTED. PERMITS WHICH HAVE BECOME INVALID SHALL PAY REACTIVATION FEE OF APPROXIMATELY 50% OF THE
29. Wood supported by exterior foundation walls. Wood framing members, including wood sheathing, that rest on exterior foundation walls and are
ESMT EASMENT
P/A PLANTINGAREA
ORIGINAL PERMIT FEE AMOUNT WHEN THE PERMIT HAS BEEN EXPIRED FOR UP TO SIX (6) MONTHS. WHEN A PERMIT HAS
less than 8 inches (203 mm) from exposed earth shall be of naturally durable or preservative -treated wood. 2304.11.2.2
EXH EXHAUST
P.S.I. POUNDS / SQUARE
INCH
BEEN EXPIRED FOR A PERIOD IN EXCESS OF ONE (1) YEAR, THE REACTIVATION FEE SHALL BE APPROXIMATELY 100% OF
[E] EXISTING
PL. PLATE
THE ORIGINAL PERMIT FEE. (R105.5 CRC)
30. Fasteners for preservative treated and fire -retardant -treated wood shall be of hot dipped zinc -coated galvanized steel, stainless steel, silicon
EXP EXPOSED
PLAS PLASTER
7. AN AUTOMATIC FIRE SPRINKLER SYSTEM IS REQUIRED
bronze or copper. The coating weights for zinc -coated fasteners shall be in accordance with ASTM A 153.2304.9.5. Exception: Fasteners other
F.N. FIELD NAILING
PLY PLYWOOD
8. THIS PROJECT SHALL COMPLY WITH THE: 2016 CALIFORNIA RESIDENTIAL CODE (CRC), 2016 CALIFORNIA MECHANICAL
( )
PROJECT SITE
than nails, timber rivets, wood screws and lag screws shall be permitted to be of mechanically deposited zinc coated steel with coating weights in
F.O.C. FACE OF CONCRETE
POL POLISH, POLISHED
CODE (CMC), 2016 CALIFORNIA PLUMBING CODE (CPC), 2016 CALIFORNIA ELECTRICAL CODE (CEC), 2016 CALIFORNIA GREEN
accordance with ASTMB695, Class 55 minimum. 2304.9.5. Fastenings for wood foundations shall be as required in AFPA Technical Report No. 7
F.O.M. FACE OF MASONRY
PR. PAIR
BUILDING STANDARDS CODE (CGBSC), 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS (CEES) AND THE CITY LOCAL
F.O.S. FACE OF STUD
PT. PAINT
ORDINANCES.
31. Provide house street number visible and legible from the street with a minimum size of 4" high and 1/2" wide (CRC R319.1)
FRMG FRAMING
R RADIUS, RAFTER
9. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL
N
FDN FOUNDATION
R.D. ROOF DRAIN
REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE
FIN FINISH
R.O. ROUGH OPENING
PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT
OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT
o
10. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM
THE PUBLIC WORKS DEPARTMENT
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
BUILDING DIVISION
100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915
www.newportbeachca.00v 1 (949) 644-3200
RESIDENTIAL
CONSTRUCTION MINIMUM REQUIREMENTS
Applicable Standards: 2016 California Residential Code (CRC); 2016 California Building
Code (CBC); 2016 California Plumbing Code (CPC); 2016 California Electrical Code (CEC);
2016 California Mechanical Code (CMC); 2016 Building Energy Efficiency Standards
(BEES); 2016 California Green Building Standards Code (Cal Green); & Chapter 15 of the
Newport Beach Municipal Code (NBMC)
GENERAL:
1. Residential building undergoing permitted alterations, additions or improvements shall
replace non-compliant plumbing fixtures with water -conserving plumbing fixtures meeting
the requirements of 2016 California Green Building Standards Code, Section 4.303.
Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or
final inspection by the Chief Building Official. (Civil Code, Section 1101.1 et seq., NBMC
15.11.010)
2. 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.
3. Prior to performing any work in the city right-of-way an encroachment permit must be
obtained from the Public Works Department.
4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour.
5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces
shall be seven feet, except that the front four feet may have a minimum vertical clearance
of four feet. (NBMC 20.40.090 A 4)
6. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of
65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1,
4.408.3)
7. Stairways shall not be less than 36 inches clear width. (CRC 311.7. 1) The minimum head
clearance shall be 6"-8" measured vertically from the sloped line adjoining tread nosing.
(CRC 311.7.2)
8. Advisory Note: Homeowners Association (HOA) approval may be required for this
improvement.
9. Additional permits are required for detached structures including but not limited to:
a. Accessory structures, detached patio covers, and trellises,
b. Masonry or concrete fences over 3.5 ft. high,
C. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the
wall.
2016 CorrList\RESIDENTIALConstructionMinimumReq 05/04/2017 1
PLUMBING:
30. Plumbing Fixtures:
a. New Construction & Addition/Alterations that increases condition space area,
volume, or size (Cal Green 4.303.1):
i. Comply with CAL Green Mandatory Requirements
b. Addition & Alteration: Existing fixtures shall be replaced to meet the following
requirements:
i. Shower Heads: 2.0 gpm @ 80 psi
ii. Lavatory Faucets: 1.2 gpm @ 60 psi
iii. Kitchen Faucets: 1.8 gpm @ 60 psi
iv. Water Closet: 1.28 gallons per flush
31. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its
center to any side wall or obstruction. (CPC 402.5)
32. The water heater burner to be at least 18 inches above the garage floor, if located in a
garage. (CPC 507.13)
33. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection of
water heaters located in garage. (CPC 507.13.1)
34. Water heaters to be strapped at top and bottom with 1 '/2" x 16 gauge strap with 3/8"
diameter. X 3" lag bolt each end. (CPC 507.2)
35. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC
701.2(2) (a). and 903.1.1)
36. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4)
37. Roof and deck drain systems inside the building are required to be installed with directional
DWV drainage fittings. (CPC 1101.4 and & 706.0)
38. Cleanouts are required within 2 feet of the connection between the interior roof and deck
drain piping system, and the exterior onsite storm drain system. (CPC 1101.13)
39. All hose bibbs are to have vacuum breakers. (CPC 603.5.7)
40. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3.
(CPC Table 703.2)
41. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC
Table 703.2)
42. Provide gas line with a min capacity of 200,000 btu for water heater. (Cal Energy Code
150.0(n))
43. Provide a condensate drain no more than 2 inches above the base of the water heater
space. (Cal Energy Code 150.0 (n))
44. Provide a straight vent pipe from the water heater space to the outside termination from
the water heater space. (Cal Energy Code 150.0 (n))
45. Insulate all hot water pipes. (Cal Energy Code 150.0 0) (2), and CPC 609.11).
46. Isolation valves are required for tankless water heaters on the hot and cold supply lines
with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7))
2016 CorrList\RESIDENTIALConstructionMinimumReq 05/04/2017 5
CONSTRUCTION:
10. Pedestrian protection adjacent to public way to be as follows:
CBC TABLE 3306.1
PROTECTION OF PEDESTRIANS
HEIGHT OF
CONSTRUCTION
DISTANCE FROM CONSTRUCTION TO LOT LINE
TYPE OF PROTECTION
REQUIRED
Less than 5 feet
Construction railings
8 feet or less
5 feet or more
None
W
Less than 5 feet
Barrier and covered walkway
Property Line
5 feet or more, but not more than one-fourth the height of construction
Barrier and covered walkway
More than 8 feet
5 feet or more, but between one-fourth and one-half the height of
construction
Barrier
20 feet
5 feet or more, but exceeding one-half the height of construction
None
11. All exterior lath and plaster shall have two layers of Grade D paper over wood base
sheathing. (CRC R703.7.3, CBC 2510.6)
12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved
equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be
cement board or cement plaster. (CRC R307.2, CBC 1210.2.3)
13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC
2406.4)
a. Swinging, bi-fold, and sliding doors.
b. When located within 60 inches above the floor of wet surfaces such as tubs,
showers saunas steam rooms or outdoor swimming pool.
C. Glazing adjacent to doors:
i. Within a 24 inch are of either vertical edge of doors and within 60 inches of
walking surface.
ii. Where the glazing is on a wall perpendicular to the plane of the door in a
closed position and within 24 inches of the hinge side of an in -swinging
door.
d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than
18 inches above the floor, top edge more than 36 inches above floor, and within
36 inches of a walking surface, measured horizontally.
e. Glazing where the bottom exposed edge of the glazing is less than 36 inches
above the plane of the adjacent walking surface of stairways, landings between
flights of stairs and ramps.
f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is
less than 36 inches above the landing and within 60 inches horizontally of the
bottom tread.
g. Glazing in guards and railings.
14. All doors from the house into the pool area shall be equipped with an approved alarm or
an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2)
15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2,
907.2.11.3 & 907.2.11.4):
a. In each sleeping room.
b. Outside each separate sleeping area in the immediate vicinity of the bedrooms.
C. On each additional story, including basements and habitable attics.
2016 CorrList\RESIDENTIALConstru¢ion MinimumReq 05/04/2017 2
ELECTRICAL:
47. Electrical service to be underground for new construction, replacement building, or
addition to an existing building exceeds fifty (50) percent of the gross floor area of the
existing building. (NBMC 15.32.015)
48. Edison Company approval is required for meter location prior to installation.
49. Field inspectors to review and approve underground service requirement prior to concrete
placement.
50. Service equipment and subpanels to have a min 30" wide by 36" deep clear work
space.(CEC 110.26)
51. All lighting is required to be high efficacy. (California energy code section 150. (k) and
Table 150.0-A.)
52. Provide a listed 1 inch raceway to accommodate a dedicated 208/240 -volt circuit for future
electrical vehicle (EV) charger. (Cal Green 4.106.4)
53. All receptacle outlets are required to be listed tamper resistant (CEC 406.12 and 250.52)
54. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20
amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12)
55. At a minimum, one dedicated 20 amp circuit is required for a bathroom. (CEC
210.11(C)(3))
56. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory
buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch
circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet
of a bathtub or shower stall. (CEC 210.8)
57. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9
(C))
58. Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC 240.24 (D)
and (E).
59. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors
must use a two pole circuit breaker or an identified handle tie. (CEC 210.4(B)) Group non -
cable circuits in panel (CEC 210.4(D))
60. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and
pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (13)(1)
61. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C))
62. Kitchen counter tops must have receptacle outlets so no point along the counter walls is
more than 24 inches from a receptacle. (CEC 210.52 (C))
63. Island and peninsular counter tops must have at least one receptacle.
(CEC 210.52(C)( 1),(2),and (3))
64. The spacing for general receptacle outlets must be located so that no point on any wall,
fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A))
65. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H))
66. Garages shall have at least one receptacle for each car space on the interior. The branch
circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52
(G) (1).
2016 CorrList\RESIDENTIALConstruction Minimum Req 05/04/2017 6
d. Not less than 3 feet horizontally from the door or opening of a bathroom that FIREPLACE:
contains a bathtub or shower. 19. All fireplaces:
e. A minimum of 20 feet horizontally from any permanently installed cooking
appliance. a. Factory -built fireplaces, chimneys and all of their components shall be listed and
f. Smoke alarms shall be hardwired with battery back-up and interconnected unless installed in accordance with their listing and manufacturer's installation
exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & instructions. (CRC R1004.1)
907.2.11.6. b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA's Voluntary
Fireplace Program Phase 2 emissions level and be in accordance with the
16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): California Green Building Standards Code, Chapter 4, and Division 4.5.
a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). C. Decorative shrouds shall not be installed at the termination of factory -built
b. On every level of the dwelling unit including basements. chimneys except where such shrouds are listed and labeled for use with the
c. Where a fuel -burning appliance is located within a bedroom or its attached specific factory -built chimney system and are installed in accordance with
bathroom, a carbon monoxide alarm shall be installed within the bedroom. manufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.2.4)
Carbon monoxide alarms shall be hardwired with battery back-up and interconnected
unless exempted in accordance with CRC R315.
17. All fenestrations on windows and doors shall have U -factors (0.32 max) and Solar Heat
Gain Coefficient (SHGC=0.25 max) values in accordance with T-24 energy calculations.
All fenestrations must have temporary and permanent labels.
TEMPORARY GENERATOR:
18. Hand operated construction tools powered by electricity must use power provided by
Southern California Edison through a temporary pole or available outlet. In the rare case
where electricity is not readily available and a portable temporary generator is necessary,
then the following restrictions must be adhered to:
a. Must be portable and may be easily relocated.
b. Temporary generators are to be located a minimum distance from any property
line according to the following table:
C. If the minimum distance cannot be achieved then the9 enerator shall be located
the most extreme distance practical to inhibit noise. Other methods to inhibit noise
may be utilized when practical.
d. May be operational for a maximum of five consecutive calendar days. After five
consecutive calendar days of use, power shall be provided through the use of a
temporary power pole.
e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM
Monday through Friday. No use on the weekends or federal holidays.
2016 CorrList\RESIDENTIALConstructionMinimum Req 05/04/2017 3
67. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC
210.11(C) (2)).
68. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.)
FOUNDATION:
69. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above
the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2)
70. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated
wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze
or copper. (CRC R317.3, CBC 2304.10.5.1)
71. Anchor bolts shall include steel plate washers, a minimum of 0.229" x 3" x 3" in size,
between sill plate and nut. (CRC R602.11.1, CBC 2308.3.2, Acceptable alternate SDPWS
4.3.6.4.3)
2016 CorrList\RESIDENTIALConstruHionMinimumReq 05/04/2017 7
20. Solid fuel burning fireplaces:
a. Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid
fuel burning fireplace.
b. Solid fuel burning fireplace must comply with the California Energy Standards
mandatory measures.
C. Chimney shall extend at least 2 ft. higher than any portion of the building within 10
ft., but shall not be less than 3 ft. above the highest point where the chimney
passes through the roof. (CRC R1003.9)
d. Liquid fueled fireplaces are not allowed for interior use.
21. Direct vent gas appliance fireplace:
a. Direct vent sealed -combustion as appliance fireplace must comply with the Cal
9 PP P P Y
Green code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1)
MECHANICAL:
22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an
exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to
terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1203.5.2.1, CMC
402.5)
23. Where water closet compartment is independent of the bathroom or shower area, a fan
will be required in each area. Bathrooms shall have an exhaust fan with humidity control
sensor, min. 50 CFM capacity. (CRC R303.3.)
24. Where whole house fans are used in bathroom areas, the fan must run continuously and
shall not be tied to a humidity control sensor. (Cal Green 4.506.1)
25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90
degree elbows. (CMC 504.4.2.1)
26. Environmental air ducts shall terminate min. 3 feet from property line or openings into
building, and 10 feet from a forced air inlet. (CMC 502.2. 1)
27. Mechanical equipment shall be installed per the manufacture's installation instructions.
(CMC 303.1)
28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3)
29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table
150.1-A.)
2016 CorrList\RESIDENTIALConstructionMinimum Req 05/04/2017 4
CITY NOTES: MINIMUM CONSTRUCTION REQUIREMENTS
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
W
Required
Required Setback
Time in Use
m
Z
Setback from
from Adjacent
Hours
W
O
Property Line
Structures
0 - 1 day
10 feet
5 feet
> 1 day
20 feet
5 feet
C. If the minimum distance cannot be achieved then the9 enerator shall be located
the most extreme distance practical to inhibit noise. Other methods to inhibit noise
may be utilized when practical.
d. May be operational for a maximum of five consecutive calendar days. After five
consecutive calendar days of use, power shall be provided through the use of a
temporary power pole.
e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM
Monday through Friday. No use on the weekends or federal holidays.
2016 CorrList\RESIDENTIALConstructionMinimum Req 05/04/2017 3
67. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC
210.11(C) (2)).
68. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.)
FOUNDATION:
69. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above
the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2)
70. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated
wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze
or copper. (CRC R317.3, CBC 2304.10.5.1)
71. Anchor bolts shall include steel plate washers, a minimum of 0.229" x 3" x 3" in size,
between sill plate and nut. (CRC R602.11.1, CBC 2308.3.2, Acceptable alternate SDPWS
4.3.6.4.3)
2016 CorrList\RESIDENTIALConstruHionMinimumReq 05/04/2017 7
20. Solid fuel burning fireplaces:
a. Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid
fuel burning fireplace.
b. Solid fuel burning fireplace must comply with the California Energy Standards
mandatory measures.
C. Chimney shall extend at least 2 ft. higher than any portion of the building within 10
ft., but shall not be less than 3 ft. above the highest point where the chimney
passes through the roof. (CRC R1003.9)
d. Liquid fueled fireplaces are not allowed for interior use.
21. Direct vent gas appliance fireplace:
a. Direct vent sealed -combustion as appliance fireplace must comply with the Cal
9 PP P P Y
Green code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1)
MECHANICAL:
22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an
exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to
terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1203.5.2.1, CMC
402.5)
23. Where water closet compartment is independent of the bathroom or shower area, a fan
will be required in each area. Bathrooms shall have an exhaust fan with humidity control
sensor, min. 50 CFM capacity. (CRC R303.3.)
24. Where whole house fans are used in bathroom areas, the fan must run continuously and
shall not be tied to a humidity control sensor. (Cal Green 4.506.1)
25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90
degree elbows. (CMC 504.4.2.1)
26. Environmental air ducts shall terminate min. 3 feet from property line or openings into
building, and 10 feet from a forced air inlet. (CMC 502.2. 1)
27. Mechanical equipment shall be installed per the manufacture's installation instructions.
(CMC 303.1)
28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3)
29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table
150.1-A.)
2016 CorrList\RESIDENTIALConstructionMinimum Req 05/04/2017 4
CITY NOTES: MINIMUM CONSTRUCTION REQUIREMENTS
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #2 02.13.18
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PLN CHK SUB. #1 05.15.18
SCALE:
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A002
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CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
BUILDING DIVISION
100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915
www.newi)ortbeachca.aov 1 (949) 644-3200
CALGREEN - RESIDENTIAL
MINIMUM REQUIREMENTS
Scope
1. 2016 California Green Building Standards Code (CG) is applicable to all new residential buildings,
including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of
dwellings containing sleeping accommodations with or without common toilets or cooking facilities
regulated by the Department of Housing and Community Development (HCD-1). (NBMC 15.11.010,
CG Section 101.3.1).
2. 2016 California Green Building Standards Code (CG) is applicable to additions or alterations of
existing residential buildings where the addition or alteration increases the building's conditioned
area, volume, or size. The requirements shall apply only to and/or within the specific area of the
addition or alteration. (301.1.1)
Energy Efficiency
3. New one and two family dwellings and townhouses with attached private garages shall install a listed
nominal 1 inch inside diameter raceway to accommodate a dedicated 208/240 volt branch circuit.
(4.106.4.1)
a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet,
box, or enclosure in close proximity to the proposed location of an EV charger.
b. The service panel or subpanel shall provide capacity to install a minimum 40 ampere dedicated
branch circuit and space reserved for installation of a branch circuit overcurrent protective device.
c. The service panel or subpanel circuit directory shall identify the overcurrent protective devices
space reserved for future EV charging as "EV CAPABLE."
d. The raceway termination location shall be permanently and visibly marked as "EV CAPABLE."
Corrlist\RESIDENTIAL CALGreenMantlatoryMeasures 01/10/2017 1
Material Conservation and Resources Efficiency
4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at
exterior walls shall be protected against the passage of rodents by closing such openings with
cement mortar, concrete masonry or other similar method. (4.406.1)
5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the
nonhazardous construction and demolition waste. (4.408.1, 4.408.3)
Water Efficiency and Conservation
6. New residential developments with an aggregate landscape area equal to or greater than 500 square
feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17)
7. Plumbing fixtures and fittings shall comply with the following (4.303.1):
FIXTURE TYPE
0
MAXIMUM FLOW RATE
Single Showerheads
2.0 qpm
@ 80 psi
Multiple Showerheads
Combine
flow rate of 2.0 gpm @80 psi
Residential Lavatory Faucets
1.2 qpm
@ 60 psi2
Common and Public use Lavatory Faucets
0.5 qpm
@60 psi
Kitchen Faucets
1.8 gpm
@ 60 psi
Metering Faucets
1 0.25
gallons per cycle maximum
Water Closets
1.28
allons/flush1
Wall Mounted Urinal
0.125gallons/flush
All Other Types of Urinal
0.5gallons/flush
Dry fog coatings
1. Includes single and dual flush water closets with an effective flush rate of 1.28 gallons or less when tested per ASME A122.19.233.2 for single flush
and ASME A112.19.14 for dual flush toilets.
2. Lavatory faucets shall not have a flow rale less than 0.8 gpm at 20 psi.
Environmental Quality
8. Moisture content of building materials used in wall and floor framing is checked before enclosure
according to one of the following (4.505.3):
a. Moisture content shall be determined with either a probe -type or contact -type moisture meter.
Equivalent moisture verification methods may be approved by the enforcing agency and shall
satisfy requirements found in Section 101.8 of this code.
b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade
stamped end of each piece to be verified.
c. At least three random moisture readings shall be performed on wall and floor framing with
documentation acceptable to the enforcing agency provided at the time of approval to enclose the
wall and floor framing.
9. Aerosol paints and coatings shall meet the Product -weighted MIR Limits for ROC in Section
94522(a)(2) and other toxic requirements in Sections 94522(e)(1) and (f)(1) of the California Code of
Regulations, Title 17, commencing with Section 94520. (4.504.2.3)
10. Carpet and carpet systems shall be compliant with of the following (4.504.3):
a. Carpet and Rug Institute's Green Label Plus Program.
b. California Department of Public Health Specification 01350.
c. NSF/ANSI 140 at the Gold level.
d. Scientific Certifications Systems Indoor Advantage TM Gold
11. Minimum 80% of floor area receiving resilient flooring shall comply with one of the following (4.504.4):
a. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) High
Performance Product Database.
b. Products certified under UL GREENGUARD Gold.
c. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program.
d. California Department of Public Health Specification 01350.
Corrlist\RESIDENTIAL CALGreenMantlatoryMeasures 01/10/2017 2
13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set
forth in Table 4.504.3. (4.504.2.2)
VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS 2,3
(Grams of VOC per Liter of Coating,
Less Water and Less Exempt Compounds)
0
COATING CATEGORY
VOC LIMIT
Flat coatings
50
Nonflat coatings
100
Nonflat-hi h qloss coatings
150
Specialty Coatings
100
Aluminum roof coatings
400
Basementspecialty coatings
400
Bituminous roof coatings
50
Bituminous roof primers
350
Bond breakers
350
Concrete curing compounds
350
Concrete/masonry sealers
100
Driveway sealers
50
Dry fog coatings
150
Faux finishing coatings
350
Fire resistive coatings
350
Floor coatings
100
Form -release compounds
250
Graphic arts coatings (signpaints)
500
High temperature coatings
420
Industrial maintenance coatings
250
Low solids coatin s1
120
Magnesite cement coatings
450
Mastic texture coatings
100
Metallic pigmented coatings
500
Multicolor coatings
250
Pretreatment wash primers
420
Primers, sealers, and undercoaters
100
Reactive penetrating sealers
350
Recycled coatings
250
Roof coatings
50
Rust preventative coatings
250
Shellacs
Clear
Opaque
730
550
Specialty rimers, sealers and undercoaters
100
Stains
250
Stone consolidants
450
Swimming pool coatings
340
Traffic marking coatings
100
Tub and tile refinish coatings
420
Waterproofing membranes
250
Wood coatings
275
Wood reservatives
350
Zinc -rich rimers
340
1. Grams of VOC per liter of coating, including water and including exempt compounds.
2. The specified limits remain in effect unless revised limits are listed in subsequent columns in the table.
3. Values in this table are derived from those specified by the California Air Resources Board, Architectural Coatings Suggested Control Measure,
February 1, 2008. More information is available from the Air Resources Board.
Corrlist\RESIDENTIAL CALGreenMantlatoryMeasures 01/10/2017 4
12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set
forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1)
ADHESIVE VOC LIMIT 1,2
Less Water and Less Exempt Compounds in Grams per Liter
0
ARCHITECTURAL APPLICATIONS
VOC LIMIT
Indoor carpet adhesives
50
Carpet pad adhesives
50
Outdoor carpet adhesives
150
Wood flooring adhesive
100
Rubber floor adhesives
60
Subfloor adhesives
50
Ceramic tile adhesives
65
VCT and asphalt tile adhesives
50
Drywall and panel adhesives
50
Cove base adhesives
50
Multipurpose construction adhesives
70
Structural glazing adhesives
100
Single -ply roof membrane adhesives
250
Other adhesives not specifically listed
50
SPECIALTY APPLICATIONS
Q
PVC welding
510
CPVC welding
490
ABS welding
325
Plastic cement welding
250
Adhesive primer for plastic
550
Contact adhesive
80
Special purpose contact adhesive
250
Structural wood member adhesive
140
Top and trim adhesive
250
SUBSTRATE SPECIFIC APPLICATIONS
Metal to metal
30
Plastic foams
50
Porous material (except wood
50
Wood
30
Fiberglass
80
1. If an adhesive is used to bond dissimilar substrates together, the adhesive with the highest VOC content shall be allowed.
2. For additional information regarding methods to measure VOC content specified in table, see South Coast Air Quality Management District Rule 1168.
SEALANT VOC LIMIT
Less Water and Less Exempt Compounds in Grams per Liter
0
SEALANTS
VOC LIMIT
Architectural
250
Marine deck
760
Nonmembrane roof
300
Roadway
250
Single -ply roof membrane
450
Other
420
SEALANT PRIMERS
Architectural
Nonporous
Porous
250
775
Modified bituminous
500
Marine deck
760
Other
750
Corrlist\RESIDENTIAL CALGmenMandatoryMeasures 01/10/2017 3
14. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior or exterior of
the building shall comply with low formaldehyde emission standards as set forth in Table 4.504.5
below (4.504.5):
FORMALDEHYDE LIMITSI
Maximum formaldehyde Emissions in Parts per Million
0
PRODUCT
LIMIT
Hardwood plywood veneer core
0.05
Hardwood plywood com osite core
0.05
Particleboard
0.09
Medium density fiberboard
0.11
Thin medium density fiberboard2
0.13
1. Values in this table are derived from those specified by the California Air Resources Board, Air Toxics Control Measure for Composite Wood as
tested in accordance with ASTM E 1333-96(2002). For additional information, see California Code of Regulations, Title 17, Sections 93120 through
93120.12
2. Thin medium density fiberboard has a maximum thickness of 5/16 inch (8 mm).
15. All duct and other related air distribution component openings shall be covered with tape, plastic,
sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust
and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1)
16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the
building. Unless functioning as a component of whole house ventilation system, fans must be
controlled by a humidity control capable of adjustment between a relative humidity rage of less than
or equal to 50% to maximum 80%. (4.506.1)
17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2):
a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential
Load Calculation), ASHRAE handbooks or equivalent design methods.
b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems),
ASHRAE handbooks or other equivalent design software or methods.
c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential
Equipment Selection) or other equivalent design software or methods
Installer and Special Inspector Qualifications
18. HVAC system installers shall be trained and certified or work under direct supervision of trained and
certified installers in the proper installation of HVAC systems. (702.1)
19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they
are inspecting. (702.2)
Documentations
20. An operation and maintenance manual, CD, web -based reference or other approved media shall be
provided by the builder to the building occupant or owner at the final inspection. It shall include
operation and maintenance instruction of the equipment and appliances. (4.410.1)
21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set
forth in Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4)
22. Documentation shall be provided to verify that composite wood products used comply with
formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1)
23. Documentation which shows compliance with CAL Green code including construction documents,
plans, specifications, builder or installer certification, and inspection reports and verification shall be
available at the final inspection. (703.1)
24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to
the Building Inspector prior to final building inspection. (Section 703.1)
Corrlist\RESIDENTIAL CALGmenMandatoryMeasures 01/10/2017 5
CITY NOTES: GREEN BUILDING NOTES
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
PLN CHK SUB. #1 05.15.18
SCALE:
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A003
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WINDOW WINDOW WINDOW SITE NOTES
ASPH ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
1. FINISHED GRADE WITHIN 10 FEET OF THE NEW STRUCTURE/ADDITION
SHALL BE SLOPED A MINIMUM 2% AWAY FROM THE BUILDING FOR DRAINAGE CON -1 CONCRETE FLOORING/DECKING
PURPOSES.
GLS -1 TRANSPARENT GLASS
8 BAY ISLAND 2. THE DISCHARGE OF ANY POLLUTANTS TO ANY STORM DRAINAGE SYSTEM
IS PROHIBITED. NO SOLID WASTE, PETROLEUM BYPRODUCTS, SOIL GLS -2 TRANSLUCENT GLASS
I PARTICULATES, CONSTRUCTION WASTE MATERIALS, OR WASTEWATER STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
GENERATED ON CONSTRUCTION SITES OR BY CONSTRUCTION ACTIVITIES MTL-1 W/ 16" CONTINUOUS PANS.
SHALL BE PLACED, CONVEYED OR DISCHARGED INTO THE STREET, GUTTER
OR STORM DRAIN SYSTEM. MTL-2 BREAK METAL, PAINTED 'KYNAR 500' TO MATCH METAL ROOF
RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR
3. PRESERVATION AND USE OF AVAILABLE NATURAL RESOURCES SHALL BE STN -1
3'-0" 3'-0"
ACCOMPLISHED THROUGH EVALUATION AND CAREFUL PLANNING TO MINIMIZE STUCCO FOG, WEIGHT < 8.5 PSF
5'-6" T-6" NEGATIVE EFFECTS ON THE SITE AND ADJACENT AREAS. PRESERVATION OF STN -2 STONE FLOORING
SLOPES, MANAGEMENT OF STORM WATER DRAINAGE AND EROSION
4'-0" 14'-11" 13'-0" 38'-0" 8'-4" L5'-0" '-8' CONTROLS SHALL COMPLY WITH CGBS SECTION 4.106. STUC INTEGRALLY COLORED SMOOTH TROWEL STUCCO
4. THE IRRIGATION SYSTEM IS DESIGNED TO PREVENT RUNOFF, LOW HEADVEG VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
1P_0 65'-11" 15'-0" DRAINAGE, OVERSPRAY, OR OTHER SIMILAR CONDITIONS WHERE IRRIGATION
RYSB 77'-1 1" WATER FLOWS ONTO NON -TARGETED AREAS, SUCH AS ADJACENT PROPERTY, WD -1 WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
NON -IRRIGATED AREAS, HARDSCAPES, ROADWAYS OR STRUCTURES.
LDG SITE 1 WD -2
5. EXISTING AREA DRAINS TO REMAIN. UTILIZE EXISTING SUBSURFACE WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
DRAINAGE SYSTEM. ANY NEW AREA DRAINS SHALL BE CONNECTED TO WD -3 DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
EXISTING SUBSURFACE DRAINAGE.
6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK (9-4)WOOD FLOORING / CEILING
ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. WD -5 WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
i 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL
BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR WD -6 WOOD TRIM, WHITE COLOR
AN "A" LICENSED GENRAL ENGINEERING CONTRACTOR.
8. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FEET MATERIALS
AND FOR SHORING AND UNDERPINNING.
0 9. SEE SHEET A2.4 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS
2J SHEET INCLUDING EAVE DETAILS AND PROJECTION DISTANCES.
�- (N) WALL
10. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE
& PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
i PIA PLANTING AREA - REFER TO
T UE NORTH PROJECT NORTH 11. ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF LANDSCAPE PLAN
STRUCTURE F.O.S.) TYP. U. N. O. ROUNDED TO THE NEAREST 1/ 8" - CONTACT
ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO
NOT SCALE PLANS. (N) CONCRETE WALL
SITE PLAN LEGEND
hudgins design group, inc
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
..3�"wtis�NS
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3
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5
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12
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15
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17
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v v v v v v
UILDING SITE BOUNDARY LIN
SETBACK
FIXED DATUM POINT/ BENCHMARK
BUILDING FOOTPRINT
ADJACENT BUILDING
FS/ FG/ EG (ABOVE/ BELOW/ BEYOND AS OCCURS)
(E) GRADE
(N) FINISH GRADE/ FINISH SURFACE
(E) CURB/ EDGE OF PAVEMENT
CENTERLINE OF RIGHT OF WAY
OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHE
(N) DRIVEWAY
GARAGE
GARAGE DOOR & TRACK (ABV) - INSTALL PER MANUF. SPEC.
EDGE OF WALL (ABV/ BLW/ BYD AS OCCURS)
EDGE OF ROOF/ CEILING (ABV/ BLW/ BYD AS OCCURS)
FAU - PROVIDE GAS S. 0., POWER, AND VENTING AS REQ'D. BY
MFGR. (CMC 904. 1)
WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT
+44" MIN., VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE GAS)
(N)GATE - AS SELECTED
Q
00
20
PROPOSED MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"
Q
CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
W
a -
LOCATION W/. SO. CA. EDISON
LU
21
PROPOSED GAS METER LOCATION
22
(E) WATER METER LOCATION (REF CIVIL & SURVEY DWGS)
23
(E) UTILITY VAULT/BOX LOCATION (REF CIVIL & SURVEY DWGS)
24
PROVIDE (N) FAU, HEAT PER CRC R303.9
25
TRASH STORAGE AREA, SCREENED FROM STREET
26
A/C EQUIPMENT, SCREENED W/ SOUND ATTENUATION PER CITY
27
PROPOSED MAILBOX LOCATION
28
5'-0" HIGH SCREENING WALL FOR A/C UNITS
29
EXTERIOR STAIRS/STEPS - REF. CIVIL DRAWINGS
30
WOOD DECK (ABV/ BLW/ BYD) O/ SLEEPERS O/ CONIC BASE
31
PLANTING/SOFTSCAPE AREA - SEE LANDSCAPE PLANS
32
PLANTER (FLUSH WITH DECK)
33
HARDSCAPE/PORCH /PATIO
34
PAVERS - SEE LANDSCAPE PLANS
35
CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWG'S
36
BENCH, +18" A.F.F.
37
BBQ, PROVIDE GAS AND ELEC. PER OWNER
38
OUTDOOR FIREPLACE / FIRE PIT W/ DRAINAGE, +18" A.F.F.
39
DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/ BYD AS OCCURS)
40
STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
41
SKYLIGHT (ABV / BLW / BYD AS OCCURS) ICC -ES ESR 2415
42
(N) STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4" AND A
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
O
PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4)
43
34"-38" HIGH GUARDRAIL/ HANDRAIL @ STAIR
44
EXTERIOR GUARDRAIL, MIN HEIGHT +42" A.F.F.
45
FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
46
EXTERIOR SIDING, PER ELEVATIONS
47
ROOF - MIN. CLASS W FIRE RATED
48
ROOF RIDGE
49
ROOF CRICKET, BUILT-UP AS REQUIRED
50
ROOF PARAPET
LU
51
ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
Q
CPC TABLES 11-1 AND 11-2
52
METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
53
METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
54
DRAIN LINE, IN WALL/FROM ABV. REF. CIVIL DWGS.
55
(N) DECORATIVE CHIMNEY SHROUD MODEL S11 BY
Q'AMERICAN
CHIMNEY SHROUD: UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
M
W
BUILDING PER CRC R1003.9
56
GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
57
RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
58
STRUCTURAL COLUMN/BEAM PER STRUCTURAL
59
COUNTER, +30" A.F.F.
60
COUNTER, +36" A.F.F.
61
COUNTER, +42" A.F.F.
62
CABINETRY
63
AREA OF OPEN VOLUME - SEE AREA CALCS SHEET A1.2
64
45 DEG. VIEW CORRIDOR - MAX 32" ABOVE GRADE
65
SETBACK AREA ALLOWED FOR MINOR STRUCTURES
66
4 SIDED POLYGON USED TO ESTABLISH GRADE
67
FENCE/ SITE WALL - 42" MAX. IN FRONT / SIDE / REAR
68
ADDITIONAL THIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
69
(E) BAY ISLAND CLU(LO SIDEWALK/ FENCE
70
BAY WINDOW 1
WIIVUUW
lul// 5 D00 KEYNOTES
WINDOW WINDOW WINDOW SITE NOTES
ASPH ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
1. FINISHED GRADE WITHIN 10 FEET OF THE NEW STRUCTURE/ADDITION
SHALL BE SLOPED A MINIMUM 2% AWAY FROM THE BUILDING FOR DRAINAGE CON -1 CONCRETE FLOORING/DECKING
PURPOSES.
GLS -1 TRANSPARENT GLASS
8 BAY ISLAND 2. THE DISCHARGE OF ANY POLLUTANTS TO ANY STORM DRAINAGE SYSTEM
IS PROHIBITED. NO SOLID WASTE, PETROLEUM BYPRODUCTS, SOIL GLS -2 TRANSLUCENT GLASS
I PARTICULATES, CONSTRUCTION WASTE MATERIALS, OR WASTEWATER STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
GENERATED ON CONSTRUCTION SITES OR BY CONSTRUCTION ACTIVITIES MTL-1 W/ 16" CONTINUOUS PANS.
SHALL BE PLACED, CONVEYED OR DISCHARGED INTO THE STREET, GUTTER
OR STORM DRAIN SYSTEM. MTL-2 BREAK METAL, PAINTED 'KYNAR 500' TO MATCH METAL ROOF
RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR
3. PRESERVATION AND USE OF AVAILABLE NATURAL RESOURCES SHALL BE STN -1
3'-0" 3'-0"
ACCOMPLISHED THROUGH EVALUATION AND CAREFUL PLANNING TO MINIMIZE STUCCO FOG, WEIGHT < 8.5 PSF
5'-6" T-6" NEGATIVE EFFECTS ON THE SITE AND ADJACENT AREAS. PRESERVATION OF STN -2 STONE FLOORING
SLOPES, MANAGEMENT OF STORM WATER DRAINAGE AND EROSION
4'-0" 14'-11" 13'-0" 38'-0" 8'-4" L5'-0" '-8' CONTROLS SHALL COMPLY WITH CGBS SECTION 4.106. STUC INTEGRALLY COLORED SMOOTH TROWEL STUCCO
4. THE IRRIGATION SYSTEM IS DESIGNED TO PREVENT RUNOFF, LOW HEADVEG VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
1P_0 65'-11" 15'-0" DRAINAGE, OVERSPRAY, OR OTHER SIMILAR CONDITIONS WHERE IRRIGATION
RYSB 77'-1 1" WATER FLOWS ONTO NON -TARGETED AREAS, SUCH AS ADJACENT PROPERTY, WD -1 WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
NON -IRRIGATED AREAS, HARDSCAPES, ROADWAYS OR STRUCTURES.
LDG SITE 1 WD -2
5. EXISTING AREA DRAINS TO REMAIN. UTILIZE EXISTING SUBSURFACE WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
DRAINAGE SYSTEM. ANY NEW AREA DRAINS SHALL BE CONNECTED TO WD -3 DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
EXISTING SUBSURFACE DRAINAGE.
6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK (9-4)WOOD FLOORING / CEILING
ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. WD -5 WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
i 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL
BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR WD -6 WOOD TRIM, WHITE COLOR
AN "A" LICENSED GENRAL ENGINEERING CONTRACTOR.
8. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FEET MATERIALS
AND FOR SHORING AND UNDERPINNING.
0 9. SEE SHEET A2.4 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS
2J SHEET INCLUDING EAVE DETAILS AND PROJECTION DISTANCES.
�- (N) WALL
10. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE
& PLANTING AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
i PIA PLANTING AREA - REFER TO
T UE NORTH PROJECT NORTH 11. ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF LANDSCAPE PLAN
STRUCTURE F.O.S.) TYP. U. N. O. ROUNDED TO THE NEAREST 1/ 8" - CONTACT
ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO
NOT SCALE PLANS. (N) CONCRETE WALL
SITE PLAN LEGEND
hudgins design group, inc
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #1 01.12.18
HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
PLN CHK SUB. #1 05.15.18
SCALE:
1/8"=1'-0"
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
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I 111-411141_2" 91_91,
LEVEL 3 AREA CALCULATIONS
4
LEVEL 2 AREA CALCULATIONS
*SEE EXTERIOR ELEVATIONS FOR OPEN VOLUME VERTICAL DIMENSIONS
AREA TABULATIONS
REQUIRED/
DESCRIPTION ALLOWED PROPOSED
BUILDABLE AREA:
2,453 SF
2,453 SF
Z
HABITABLE AREA:
W
LEVEL 1
2,027 SF
LEVEL 2
z
2,086S
LEVEL 3
W
390 SF
TOTAL HABITABLE AREA:
(2.5X) 6,132.5 SF
4,503 SF
�
EXTERIOR BALCONY AREA:
Q
LEVEL 1
0 SF
LEVEL 2
a
278 SF
LEVEL 3 (ROOF DECK)
376 SF
TOTAL BALCONY AREA:
654 SF
GARAGE AREA:
200 SF
TOTAL (HABITABLE + GARAGE)
4703 SF
OPEN VOLUME:
LEVEL 1
136 SF
LEVEL 2
245 SF
LEVEL 3
0 SF
TOTAL OPEN VOLUME:
(.15X) 368 SF
381 SF
AREA TABULATION
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
SCALE:
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PLOT DATE: 4.10.1 8
SHEET NUMBER
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_5 a 211 605 - N 614135" W 78.42' - - (9.35,
�O 1 (8.23) COS (8.00) TG (8.06) COS ( 73) TO
%605 788 (9.55) COS (8.08) COS 101+_60�
y (8.05) COS l ' 11 all
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(11.63) COS
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OMEN MENEENEIrN
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(790)-------(9.40)-TW-
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STEPS
\ h �
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o�rN he �� �a
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l la. na) e of
16 p1) boa 156 pa) RO
BLDG SITE 9
eFee apaleDoap21aD° 2 STORY BUILDING
0°56 ° 1 1� 4 BED/ 5 BATH/ 3,000 SF 595500
5) boa @) 195 216p6 9 BAY ISLAND 1�
plap6)6OD 1958)6 NEWPORT BEACH, CA 9)000
616) W 5
0
1B 52) 6 91 gDo o Q A
a A
WON
GENERAL DEMOLITION NOTES:
1. Site to be fenced at a height between 72 and 84 inches using
a chain link overlaid on the exterior with an opaque vinyl fence.
2. Topographic survey to be stamped and signed by a licensed
surveyor (or civil engineer with license number 33965 or lower),
as required per the Planning Division.
3. All debris shall be wet at time of handling to prevent dust.
4. Sewer line shall be capped.
5. All basement fills shall be clean and uniform.
6. Streets and sidewalks are to remain clean and free of any
obstructions.
7. Plans are to be stamped and signed by a licensed engineer
or architect. If plans done by a contractor, then contractor to sign
and indicate his or her license number (legibly).
8. Pedestrian canopy protection required if demolition is within
10 feet of public sidewalk.
9. Erosion control devices shall be available on-site between
October 15 and May 15.
10. Between October 15 and May 15, erosion control measures
shall be in place at the end of each working day whenever the
661 605 5 five-day probability of rain exceeds 30 percent. During the
112. 1) 60 111) O5 +l ' remainder of the year, they shall be in place at the end of the
112a +l 5 1 5p) 6 151 working day, whenever the daily rainfall probability exceeds 50
1152) el �° 1 +l6' percent.
1 116 p51 11. Temporary desilting basins, when required, shall be installed
11 a1) Eos +l1 and maintained for the duration of the project.
12. If
on is
sed
he Coastal
and
j+1115 11
49) 6°� 05 5+1611 i volves threeoolrlmo a dwelling nits) ntone trructu e, or eleven
11 g5) 605 GR 501 or more dwelling units located in two or more structures, please
11 41) meet with a planner to ensure compliance with the requirements
1 ?°� \C 5 5 in Chapter 20.34 (Conversion or Demolition of Affordable
5
o.42> 60605 11 651 60 611 605 Housing) of the Zoning Code.
112901 1 gal 11' 13. If the demolition is proposed within the Coastal Zone and
m +l 605 OS 05 05 within the Categorical Exclusion Order (CEO) Area, a CEO
5FEPS 1 ^ 11511605 11 1116916 1165) 6 +11951 511 11 A5) 6 p21 �PGK notice shall be sent to the Coastal Commission by a planner.
The CEO notice becomes effective after 25 business days,
(8.10) Eos �� �s unless called up for review by the Coastal Commission. Once
(Z56) COS E TING WALK - T'A➢ PA 3 5 510N6 effective, a demolition permit can be issued. Please meet with a
11 + EXISTING RAM P - planner to determine if property is eligible and to start the CEO
(760) COS 11 aa1605 21 605 1 gal 1a1 15) 5 13x1 05 L-
p9) 16 +l 11• + 11. 60 +l n6) 6 notification process.
(9.20) COS 11' S1 1 1591605 116a1 a2) 11. 59) 605 14. If the demolition is proposed within the Coastal Zone and not
(9.20) Eos +11� +l1' 11. within the Categorical Exclusion Area, a Coastal Development
111 X11 11611 aol 169) 6°5 Permit (CDP) is required. Please meet with a planner to discuss
6C� +1 1 611 605 the application requirements for a CDP.
lg"V"
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151211 R
605
G0551 ao) 1165) ADDITIONAL NOTES:
EXISTING DECK 1. Remove all existing landscape, planters, hardscape,
wall, fences and existing concrete driveway where
NOT A PART necessary.
2. Remove existing 3,000 sq.ft. 4 bedroom, 4 bathroom
a 29) single family residence.
+1 ' 605 n) 3. Protect existing wet and dry utilities on the lot. Notify gas
11 a5) +116 company to shut off gas to property.
)605 la 26)+
116x 11 a9
+
+ lB aa) la a9)+
GRP¢
211
+19 +19 251 19 321+ +(a 95)
19 59) -A�_ la 9A)
295
TRUE NORTH PROJECT NORTH
3306.1 Protection required
Pedestrians shall be protected during construction, remodeling and demolition activities as
required by this chapter and Table 3306.1. Signs shall be provided to direct pedestrian
traffic.
TABLE 3306.1
PROTECTION OF PEDESTRIANS
HEIGHT OF
CONSTRUCTION
DISTANCE FROM CONSTRUCTION TO LOT
LINE
TYPE OF
PROTECTION
REQUIRED
8 feet or less
Less than 5 feet
Construction
railings
5 feet or more
None
Less than 5 feet
Barrier and
covered walkway
5 feet or more, but not more than one-fourth
Barrier and
z
the height of construction
covered walkway
More than 8 feet
Z
�
5 feet or more, but between one-fourth and
one-half the height of construction
Barrier
5 feet or more, but exceeding one-half the
height of construction
None
DEMO PLAN
hudgins design group, inc
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #1 01.12.18
HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
SCALE:
PLOT DATE: 4.10.1 8
SHEET NUMBER
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1 UILDIN SI11 UNARY LINE
2 SETBACK
3 FIXED DATUM POINT/ BENCHMARK
4 BUILDING FOOTPRINT
5 ADJACENT BUILDING
6 FS/ FG/ EG (ABOVE/ BELOW/ BEYOND AS OCCURS)
7 (E) GRADE
8 (N) FINISH GRADE/ FINISH SURFACE
9 (E) CURB/ EDGE OF PAVEMENT
10 CENTERLINE OF RIGHT OF WAY
11 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHES
12 (N) DRIVEWAY
13 GARAGE
14 GARAGE DOOR & TRACK (ABV) - INSTALL PER MANUF. SPEC.
15 EDGE OF WALL (ABV/ BLW/ BYD AS OCCURS)
16 EDGE OF ROOF/ CEILING (ABV/ BLW/ BYD AS OCCURS)
17 FAU - PROVIDE GAS S. 0., POWER, AND VENTING AS REO -D. BY
MFGR. (CMC 904. 1)
18 WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT
+44" MIN., VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE GAS)
19 (N)GATE -AS SELECTED
20 PROPOSED MAIN SERVICE PANEL, 400AMP MAX. (MAINTAIN 36"
CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
LOCATION W/. SO. CA. EDISON
21 PROPOSED GAS METER LOCATION
22 (E) WATER METER LOCATION (REF CIVIL & SURVEY DWGS)
23 (E) UTILITY VAULT/BOX LOCATION (REF CIVIL& SURVEY DWGS)
24 PROVIDE (N) FAU, HEAT PER CRC R303.9
25 TRASH STORAGE AREA, SCREENED FROM STREET
26 A/C EQUIPMENT, SCREENED W/ SOUND ATTENUATION PER CITY
27 PROPOSED MAILBOX LOCATION
28 5'-0" HIGH SCREENING WALL FOR A/C UNITS
29 EXTERIOR STAIRS/STEPS - REF. CIVIL DRAWINGS
30 WOOD DECK (ABV/ BLW/ BYD) O/ SLEEPERS O/ CONC BASE
31 PLANTING/SOFTSCAPE AREA- SEE LANDSCAPE PLANS
32 PLANTER (FLUSH WITH DECK)
33 HARDSCAPE / PORCH / PATIO
34 PAVERS- SEE LANDSCAPE PLANS
35 CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWG'S
36 BENCH,+18"A.F.F.
37 BBQ, PROVIDE GASAND ELEC. PER OWNER
38 OUTDOOR FIREPLACE / FIRE PIT W/ DRAINAGE, +18"A.F.F.
39 DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/ BYDAS OCCURS)
40 STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
41 SKYLIGHT (ABV / BLW / BYD AS OCCURS) ICC -ES ESR 2415
42 (N)STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4"AND A
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4)
43 34"-38" HIGH GUARDRAIL/ HANDRAIL @ STAIR
44 EXTERIOR GUARDRAIL, MIN HEIGHT +42" A.F.F.
45 FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
46 EXTERIOR SIDING, PER ELEVATIONS
47 ROOF - MIN. CLASS W FIRE RATED
48 ROOF RIDGE
49 ROOF CRICKET, BUILT -UPAS REQUIRED
50 ROOF PARAPET
51 ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
CPC TABLES 11-1 AND 11-2
52 METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
53 METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
54 DRAIN LINE, IN WALL/FROM ABV. REF. CIVIL DWGS.
55 (N) DECORATIVE CHIMNEY SHROUD MODEL S11 BY
'AMERICAN CHIMNEY SHROUD.' UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
BUILDING PER CRC R1003.9
56 GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
57 RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
58 STRUCTURAL COLUMN/BEAM PER STRUCTURAL
59 COUNTER,+30"A.F.F.
60 COUNTER,+36"A.F.F.
61 COUNTER,+42"A.F.F.
62 CABINETRY
63 AREA OF OPEN VOLUME - SEEAREA CALCS SHEETA1.2
64 45 DEG. VIEW CORRIDOR - MAX 32" ABOVE GRADE
65 SETBACK AREAALLOWED FOR MINOR STRUCTURES
66 4 SIDED POLYGON USED TO ESTABLISH GRADE
67 FENCE/ SITE WALL - 42" MAX. IN FRONT/ SIDE / REAR
68 ADDITIONALTHIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
69 (E) BAY ISLAND CLU q(LOSIDEWALK/ FENCE
70 BAYWINDOW
KEYNOTES
ASPH ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
CON -1 CONCRETE FLOORING/DECKING
GLS -1 TRANSPARENT GLASS
GLS -2 TRANSLUCENT GLASS
MTL-1 STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
W/ 16" CONTINUOUS PANS.
MTL-2 BREAK METAL, PAINTED-'KYNAR 500' TO MATCH METAL ROOF
STN -1 RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR STUCCO
FOG, WEIGHT <8.5 PSF
STN -2 STONE FLOORING
STUC INTEGRALLY COLORED SMOOTH TROWEL STUCCO
VEG VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
WD -1 WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
WD -2 WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
WD -3 DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
WD -4 WOOD FLOORING/ CEILING
WD -5 WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
WD -6 WOOD TRIM, WHITE COLOR
MATERIALS
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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CDP SUB. #1 04.12.18
0 PLN CHK SUB. #1 05.15.18
SCALE:
1/411= 1 1-011
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A201
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KEYNOTES
ASPH ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
CON -1 CONCRETE FLOORING/DECKING
GLS -1 TRANSPARENT GLASS
GLS -2 TRANSLUCENT GLASS
MTL-1 STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
W/ 16" CONTINUOUS PANS.
MTL-2 BREAK METAL, PAINTED-'KYNAR 500' TO MATCH METAL ROOF
STN -1 RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR STUCCO
FOG, WEIGHT <8.5 PSF
STN -2 STONE FLOORING
STUC INTEGRALLY COLORED SMOOTH TROWEL STUCCO
VEG VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
WD -1 WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
WD -2 WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
WD -3 DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
WD -4 WOOD FLOORING/ CEILING
WD -5 WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
WD -6 WOOD TRIM, WHITE COLOR
MATERIALS
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
LIJ
1 UILDIN SI1 11 UNARY LINE
U
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3 FIXED DATUM POINT/ BENCHMARK
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G
MFGR. (CMC 904. 1)
18 WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT
+44" MIN., VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE GAS)
19 (N)GATE -AS SELECTED
20 PROPOSED MAIN SERVICE PANEL, 400AMP MAX. (MAINTAIN 36"
CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
LOCATION W/. SO. CA. EDISON
21 PROPOSED GAS METER LOCATION
22 (E) WATER METER LOCATION (REF CIVIL & SURVEY DWGS)
23 (E) UTILITY VAULT/BOX LOCATION (REF CIVIL& SURVEY DWGS)
24 PROVIDE (N) FAU, HEAT PER CRC R303.9
25 TRASH STORAGE AREA, SCREENED FROM STREET
26 A/C EQUIPMENT, SCREENED W/ SOUND ATTENUATION PER CITY
27 PROPOSED MAILBOX LOCATION
28 5'-0" HIGH SCREENING WALL FOR A/C UNITS
29 EXTERIOR STAIRS/STEPS - REF. CIVIL DRAWINGS
30 WOOD DECK (ABV/ BLW/ BYD) O/ SLEEPERS O/ CONC BASE
31 PLANTING/SOFTSCAPE AREA- SEE LANDSCAPE PLANS
32 PLANTER (FLUSH WITH DECK)
33 HARDSCAPE / PORCH / PATIO
34 PAVERS- SEE LANDSCAPE PLANS
35 CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWG'S
36 BENCH,+18"A.F.F.
37 BBQ, PROVIDE GASAND ELEC. PER OWNER
38 OUTDOOR FIREPLACE / FIRE PIT W/ DRAINAGE, +18"A.F.F.
39 DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/ BYDAS OCCURS)
40 STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
41 SKYLIGHT (ABV / BLW / BYD AS OCCURS) ICC -ES ESR 2415
42 (N)STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4"AND A
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4)
43 34"-38" HIGH GUARDRAIL/ HANDRAIL @ STAIR
44 EXTERIOR GUARDRAIL, MIN HEIGHT +42" A.F.F.
45 FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
46 EXTERIOR SIDING, PER ELEVATIONS
47 ROOF - MIN. CLASS W FIRE RATED
48 ROOF RIDGE
49 ROOF CRICKET, BUILT -UPAS REQUIRED
50 ROOF PARAPET
51 ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
CPC TABLES 11-1 AND 11-2
A4.1
52 METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
A
53 METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
54 DRAIN LINE, IN WALL/FROM ABV. REF. CIVIL DWGS.
55 (N) DECORATIVE CHIMNEY SHROUD MODEL S11 BY
'AMERICAN CHIMNEY SHROUD.' UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
BUILDING PER CRC R1003.9
56 GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
57 RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
58 STRUCTURAL COLUMN/BEAM PER STRUCTURAL
59 COUNTER,+30"A.F.F.
60 COUNTER,+36"A.F.F.
61 COUNTER,+42"A.F.F.
62 CABINETRY
63 AREA OF OPEN VOLUME - SEEAREA CALCS SHEETA1.2
64 45 DEG. VIEW CORRIDOR - MAX 32" ABOVE GRADE
65 SETBACK AREAALLOWED FOR MINOR STRUCTURES
66 4 SIDED POLYGON USED TO ESTABLISH GRADE
67 FENCE/ SITE WALL - 42" MAX. IN FRONT/ SIDE / REAR
68 ADDITIONALTHIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
69 (E) BAY ISLAND CLU q(LOSIDEWALK/ FENCE
70 BAYWINDOW
LEVEL 2 FLOOR PLAN
KEYNOTES
ASPH ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
CON -1 CONCRETE FLOORING/DECKING
GLS -1 TRANSPARENT GLASS
GLS -2 TRANSLUCENT GLASS
MTL-1 STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
W/ 16" CONTINUOUS PANS.
MTL-2 BREAK METAL, PAINTED-'KYNAR 500' TO MATCH METAL ROOF
STN -1 RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR STUCCO
FOG, WEIGHT <8.5 PSF
STN -2 STONE FLOORING
STUC INTEGRALLY COLORED SMOOTH TROWEL STUCCO
VEG VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
WD -1 WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
WD -2 WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
WD -3 DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
WD -4 WOOD FLOORING/ CEILING
WD -5 WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
WD -6 WOOD TRIM, WHITE COLOR
MATERIALS
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
LIJ
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HOA SUB. #1 01.12.18
HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
0 PLN CHK SUB. #1 05.15.18
SCALE:
1/411= 1 1-011
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A202
3C
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LEVEL 3 FLOOR PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
FIXED DATUM POINT/ BENCHMARK
BUILDING FOOTPRINT
ADJACENT BUILDING
FS/ FG/ EG (ABOVE/ BELOW/ BEYOND AS OCCURS)
(E) GRADE
(N) FINISH GRADE/ FINISH SURFACE
(E) CURB/ EDGE OF PAVEMENT
CENTERLINE OF RIGHT OF WAY
OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHES
(N) DRIVEWAY
GARAGE
GARAGE DOOR & TRACK (ABV) - INSTALL PER MANUF. SPEC.
EDGE OF WALL (ABV/ BLW/ BYD AS OCCURS)
EDGE OF ROOF/ CEILING (ABV/ BLW/ BYD AS OCCURS)
FAU - PROVIDE GAS S. 0., POWER, AND VENTING AS REO -D. BY
MFGR. (CMC 904. 1)
WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT
+44" MIN., VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE GAS)
(N)GATE -AS SELECTED
PROPOSED MAIN SERVICE PANEL, 400AMP MAX. (MAINTAIN 36"
CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
LOCATION W/. SO. CA. EDISON
PROPOSED GAS METER LOCATION
(E) WATER METER LOCATION (REF CIVIL & SURVEY DWGS)
(E) UTILITY VAULT/BOX LOCATION (REF CIVIL& SURVEY DWGS)
PROVIDE (N) FAU, HEAT PER CRC R303.9
TRASH STORAGE AREA, SCREENED FROM STREET
A/C EQUIPMENT, SCREENED W/ SOUND ATTENUATION PER CITY
PROPOSED MAILBOX LOCATION
5'-0" HIGH SCREENING WALL FOR A/C UNITS
EXTERIOR STAIRS/STEPS - REF. CIVIL DRAWINGS
WOOD DECK (ABV/ BLW/ BYD) O/ SLEEPERS O/ CONC BASE
PLANTING/SOFTSCAPE AREA- SEE LANDSCAPE PLANS
PLANTER (FLUSH WITH DECK)
HARDSCAPE / PORCH / PATIO
PAVERS- SEE LANDSCAPE PLANS
CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWG'S
BENCH, +18"A.F.F.
BBQ, PROVIDE GASAND ELEC. PER OWNER
OUTDOOR FIREPLACE / FIRE PIT W/ DRAINAGE, +18"A.F.F.
DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/ BYDAS OCCURS)
STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
SKYLIGHT (ABV / BLW / BYD AS OCCURS) ICC -ES ESR 2415
(N) STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4" AND A
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4)
34"-38" HIGH GUARDRAIL/ HANDRAIL @ STAIR
EXTERIOR GUARDRAIL, MIN HEIGHT +42" A.F.F.
FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
EXTERIOR SIDING, PER ELEVATIONS
ROOF - MIN. CLASS W FIRE RATED
ROOF RIDGE
ROOF CRICKET, BUILT -UPAS REQUIRED
ROOF PARAPET
ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
CPC TABLES 11-1 AND 11-2
METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
DRAIN LINE, IN WALL/FROM ABV. REF. CIVIL DWGS.
(N) DECORATIVE CHIMNEY SHROUD MODEL S11 BY
'AMERICAN CHIMNEY SHROUD.' UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
BUILDING PER CRC R1003.9
GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
STRUCTURAL COLUMN/BEAM PER STRUCTURAL
COUNTER, +30"A.F.F.
COUNTER, +36"A.F.F.
COUNTER, +42"A.F.F.
CABINETRY
AREA OF OPEN VOLUME - SEEAREA CALCS SHEETA1.2
45 DEG. VIEW CORRIDOR - MAX 32" ABOVE GRADE
SETBACK AREAALLOWED FOR MINOR STRUCTURES
4 SIDED POLYGON USED TO ESTABLISH GRADE
FENCE/ SITE WALL - 42" MAX. IN FRONT/ SIDE / REAR
ADDITIONALTHIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
(E) BAY ISLAND CLU q(LOSIDEWALK/ FENCE
BAYWINDOW
KEYNOTES
ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
CONCRETE FLOORING/DECKING
TRANSPARENT GLASS
TRANSLUCENT GLASS
STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
W/ 16" CONTINUOUS PANS.
BREAK METAL, PAINTED-'KYNAR 500' TO MATCH METAL ROOF
RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR STUCCO
FOG, WEIGHT <8.5 PSF
STONE FLOORING
INTEGRALLY COLORED SMOOTH TROWEL STUCCO
VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
WOOD FLOORING/ CEILING
WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
WOOD TRIM, WHITE COLOR
MATERIALS
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #1 01.12.18
HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
0 PLN CHK SUB. #1 05.15.18
SCALE:
1/411= 1 1-011
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A2 0 3_
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1 UILDIN SI1 11 UNARY LINE
2 SETBACK
3 FIXED DATUM POINT/ BENCHMARK
4 BUILDING FOOTPRINT
5 ADJACENT BUILDING
6 FS/ FG/ EG (ABOVE/ BELOW/ BEYOND AS OCCURS)
7 (E) GRADE
8 (N) FINISH GRADE/ FINISH SURFACE
9 (E) CURB/ EDGE OF PAVEMENT
10 CENTERLINE OF RIGHT OF WAY
11 OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHES
12 (N) DRIVEWAY
13 GARAGE
14 GARAGE DOOR & TRACK (ABV) - INSTALL PER MANUF. SPEC.
15 EDGE OF WALL (ABV/ BLW/ BYD AS OCCURS)
16 EDGE OF ROOF/ CEILING (ABV/ BLW/ BYD AS OCCURS)
17 FAU - PROVIDE GAS S. 0., POWER, AND VENTING AS REO -D. BY
MFGR. (CMC 904. 1)
18 WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT
+44" MIN., VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE GAS)
19 (N)GATE -AS SELECTED
20 PROPOSED MAIN SERVICE PANEL, 400AMP MAX. (MAINTAIN 36"
CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
LOCATION W/. SO. CA. EDISON
21 PROPOSED GAS METER LOCATION
22 (E) WATER METER LOCATION (REF CIVIL & SURVEY DWGS)
23 (E) UTILITY VAULT/BOX LOCATION (REF CIVIL& SURVEY DWGS)
24 PROVIDE (N) FAU, HEAT PER CRC R303.9
25 TRASH STORAGE AREA, SCREENED FROM STREET
26 A/C EQUIPMENT, SCREENED W/ SOUND ATTENUATION PER CITY
27 PROPOSED MAILBOX LOCATION
28 5'-0" HIGH SCREENING WALL FOR A/C UNITS
29 EXTERIOR STAIRS/STEPS - REF. CIVIL DRAWINGS
30 WOOD DECK (ABV/ BLW/ BYD) O/ SLEEPERS O/ CONC BASE
31 PLANTING/SOFTSCAPE AREA- SEE LANDSCAPE PLANS
32 PLANTER (FLUSH WITH DECK)
33 HARDSCAPE / PORCH / PATIO
34 PAVERS- SEE LANDSCAPE PLANS
35 CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWG'S
36 BENCH,+18"A.F.F.
37 BBQ, PROVIDE GASAND ELEC. PER OWNER
38 OUTDOOR FIREPLACE / FIRE PIT W/ DRAINAGE, +18"A.F.F.
39 DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/ BYDAS OCCURS)
40 STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
41 SKYLIGHT (ABV / BLW / BYD AS OCCURS) ICC -ES ESR 2415
42 (N)STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4"AND A
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4)
43 34"-38" HIGH GUARDRAIL/ HANDRAIL @ STAIR
44 EXTERIOR GUARDRAIL, MIN HEIGHT +42" A.F.F.
45 FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
46 EXTERIOR SIDING, PER ELEVATIONS
47 ROOF - MIN. CLASS W FIRE RATED
48 ROOF RIDGE
49 ROOF CRICKET, BUILT -UPAS REQUIRED
50 ROOF PARAPET
51 ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
CPC TABLES 11-1 AND 11-2
52 METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
53 METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
54 DRAIN LINE, IN WALL/FROM ABV. REF. CIVIL DWGS.
55 (N) DECORATIVE CHIMNEY SHROUD MODEL S11 BY
'AMERICAN CHIMNEY SHROUD.' UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
BUILDING PER CRC R1003.9
56 GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
57 RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
58 STRUCTURAL COLUMN/BEAM PER STRUCTURAL
59 COUNTER,+30"A.F.F.
60 COUNTER,+36"A.F.F.
61 COUNTER,+42"A.F.F.
62 CABINETRY
63 AREA OF OPEN VOLUME - SEEAREA CALCS SHEETA1.2
64 45 DEG. VIEW CORRIDOR - MAX 32" ABOVE GRADE
65 SETBACK AREAALLOWED FOR MINOR STRUCTURES
66 4 SIDED POLYGON USED TO ESTABLISH GRADE
67 FENCE/ SITE WALL - 42" MAX. IN FRONT/ SIDE / REAR
68 ADDITIONALTHIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
69 (E) BAY ISLAND CLU q(LOSIDEWALK/ FENCE
70 BAYWINDOW
KEYNOTES
ASPH ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
CON -1 CONCRETE FLOORING/DECKING
GLS -1 TRANSPARENT GLASS
GLS -2 TRANSLUCENT GLASS
MTL-1 STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
W/ 16" CONTINUOUS PANS.
MTL-2 BREAK METAL, PAINTED-'KYNAR 500' TO MATCH METAL ROOF
STN -1 RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR STUCCO
FOG, WEIGHT <8.5 PSF
STN -2 STONE FLOORING
STUC INTEGRALLY COLORED SMOOTH TROWEL STUCCO
VEG VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
WD -1 WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
WD -2 WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
WD -3 DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
WD -4 WOOD FLOORING/ CEILING
WD -5 WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
WD -6 WOOD TRIM, WHITE COLOR
MATERIALS
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #1 01.12.18
HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
0 PLN CHK SUB. #1 05.15.18
SCALE:
1/411= 1 1-011
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A204
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1107 south coast hwy
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t: 949.322.7922
e: info@hudginsdesign.com
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20
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I
+ — — — — — — ——
—
—
52
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�r.
i id—
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52
LOCATION W/. SO. CA. EDISON
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-
21
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0
22
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23
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24
PROVIDE (N) FAU, HEAT PER CRC R303.9
25
TRASH STORAGE AREA, SCREENED FROM STREET
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2
26
A/C EQUIPMENT, SCREENED W1 SOUND ATTENUATION PER CITY
WD -144
i( O
I
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b
27
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44
I
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28
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°D
29
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_
30
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31
PLANTING/SOFTSCAPE AREA -SEE LANDSCAPE PLANS
6
WD -6
6
n
N
32
PLANTER (FLUSH WITH DECK)
—
------
------------ -----
-----------
—
19.0 FF
33
HARDSCAPE/PORCH /PATIO
WD-6WD-6
0
34
PAVERS- SEE LANDSCAPE PLANS
_
35
CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWGS
W D-6
44
W D-6
36
BENCH, +18"A.F.F.
37
BBQ, PROVIDE GASAND ELEC. PER OWNER
GLS -1
-
-
38
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39
DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/BYDAS OCCURS)
STN -1
40
STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
WD 1
67
SKYLIGHT (ABV /BLW /BYDAS OCCURS) ICC -ES ESR 2415
67
-
WD -6
67
42
(N) STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4" AND A
STN -1
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
— �- �.-_
= 1-
STN -1
PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4)
WD -6
II
C_GLS-1
ro
43
34"-38" HIGH GUARDRAIL/ HANDRAIL @ STAIR
GLS -1
- -
9.00 FF/ BASE
GRADE
44
EXTERIOR GUARDRAIL, MIN HEIGHT +42" A.F.F.
45
FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
WD -1
-
PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
i0
N
46
EXTERIOR SIDING, PER ELEVATIONS
47
ROOF - MIN. CLASS W FIRE RATED
48
ROOF RIDGE
ED—/
49
ROOF CRICKET, BUILT -UPAS REQUIRED
50
ROOF PARAPET
51
ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
CPC TABLES 11-1 AND 11-2
52
METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
53
METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
EAST/ FRONT ELEVATION
54
DLINE, IN
AIN ABV. REF CIVIL DSll WG BY
55
NR DECORATIVE CHIMNEEYISHROUD MODEL
'AMERICAN
CHIMNEY SHROUD.' UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
BUILDING PER CRC R1003.9
56
GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
57
RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
�`5
1
58
STRUCTURAL COLUMN/BEAM PER STRUCTURAL
2
HT. CERT. REQ'D
oa
HT CERT. REQ'D I
j�
59
COUNTER, +30"A.F.F.
�
HT CERT. REQ'D
�r�L�
60
COUNTER, +36"A.F.F.
38.00 TR
"'��
52 I
38.00 TR
42 A.F.F.
-I
62
CABINETRY61
MAX
MAX RIDGE HT
MAX RIDGE HT
63
AREA OF OPEN VOLU ME-SEEAREA CALCS SHEET A1.2
52TWD
Tse
5 - �5
/
PH
��' ��
ASPH
,yb�.�Q-
64
65
45 DEG. VIEW CORRIDOR -MAX 32"ABOVE GRADE
SETBACK AREAALLOWED FOR MINOR STRUCTURES
WD -6
66
4 SIDED POLYGON USED TO ESTABLISH GRADE
1
WD -6
2
67
FENCE/SITE WALL-42"MAX. IN FRONT/SIDE/REAR
33.00 TR
WD_5
.6
' L
_
T IGLS-1' - - - - -
- T �s
I
33.00 TR
ao
68
ADDITIONAL THIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
MAX FLAT HT
W D-6
/ 53
- -
_ �
1S - - -
��STN-1
`. °.
MAX FLAT HT.`T70
69
BA BAY ISLAND CLU q(LOSIDEWALK/ FENCE
BAYWINDOW
ASPH�,
LASP_HJ) IJt2
ASPH
_
12
T� o
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�1ST
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29.50 FF
KEYNOTES
52
63
�I
28.00 FF
WD -6
WD_6
ASPH
ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
CON -1
CONCRETE FLOORING/DECKING
52
—
-GLS-1- —
_
WD -1
GLS -1
TRANSPARENT GLASS
44
WD -1
1p
_ _
WD -6
44
- —
GLS -2
TRANSLUCENT GLASS
WO -6
/(
WD -1_ o —
GLS -1 I
-
STANDING SEAM ZINC METAL ROOF, CLASS' A", DARK GREY
I
N
MTL-1
W/ 16" CONTINUOUS PANS.
GLS -1
_
bo
MTL-2
BREAK METAL, PAINTED-KYNAR 500' TO MATCH METAL ROOF
WD-6LAILAL
I
I ED BRICK SNEER, LIME (WHITE) WASH OR STUCCO
STN -1
FOG, SF
6
WD6
N m
STN -2
STONE FLOORING
19.00 FF
WD -6
WD -6
o
STUC
INTEGRALLY COLORED SMOOTH TROWEL STUCCO
�WD-1
-
- - -
Ih�Y
VEG
VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
WD-6D
1I
-
STN -1
WD -1
WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
WD -6
/ \I�
WD -6
>1
GLS -1
WD -2
WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
WD -3
DECKING MATERIAL -7HERMORY' OR EQUAL, COLOR TBD
58
�oI
14 I
b�
WD -4
WOOD FLOORING/ CEILING
STN -1
WD -5
WOOD SHINGLE, JAMES HARDI E, ARTIC WHITE COLOR
W D-
I�
WD -2
9.00
WD -6
WOOD TRIM, WHITE COLOR
67 FF/ BASE GRADE
_
Lrt
I
MATERIALS
63
STN -1
1
SWD-6
:E
7
WD -6
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
WEST/ REAR ELEVATION
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #1 01.12.18
HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
0 PLN CHK SUB. #1 05.15.18
SCALE:
1/411= 1 1-011
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A30 1_
39
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t: 949.322.7922
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(N) FINISH GRADE/ FINISH SURFACE
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38.00 TR
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OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHED
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(N)DRIVEWAY
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GARAGE
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EDGE OF WALL (ABV/ BLW/ BYD AS OCCURS)
EDGE OF ROOF/ CEILING (ABV/ BLW/ BYD AS OCCURS)
FAU - PROVIDE GAS S. O., POWER, AND VENTING AS REQ'D. BY
MFGR. (CMC 904. 1)
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WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT
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(N) GATE -AS SELECTED
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h,L - - -
WD -61
- - - -
IMTLIi-1
MTL-lit
D-6
52
I
-VERIFY
LOCATION W/. SO. CA. EDISON
WD -6
28.00 FF
-
21
PROPOSED GAS METER LOCATION
WD -1
4
22
(E) WATER METER LOCATION (REF CIVIL & SURVEY DWGS)
WD -6
23
(E) UTILITY VAULT/BOX LOCATION (REF CIVIL& SURVEY DWGS)
WD -1
WD -5
WD -6
24
PROVIDE (N) FAU, HEAT PER CRC R303.9
53
GLS -1
A
�'�`
25
TRASH STORAGE AREA, SCREENED FROM STREET
,p
WD -6
O
GLS -1
LS-
26
A/C EQUIPMENT, SCREENED W/SOUND ATTENUATION PER CITY
44 `SQ2S0 I
GLS -1
,L�
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27
PROPOSED MAILBOX LOCATION
I
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28
5'-0" HIGH SCREENING WALL FOR A/C UNITS
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WD -1
�
29
EXTERIOR STAIRS/STEPS -REF. CIVIL DRAWINGS
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WOOD DECK (ABV/ BLW/ BYD) O/ SLEEPERS O/ CONC BASE
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GLS -1 l
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PLANTING/SOFTSCAPE AREA- SEE LANDSCAPE PLANS
N N m
WD -6
6
ti
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33
PLANTER (FLUSH WITH DECK)
HARDSCAPE / PORCH / PATIO
6
- - WD -6
9.00 FF
U
58
4
34
35
36
37
38
PAVERS- SEE LANDSCAPE PLANS
CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWG'S
BENCH, +18"A.F. F.
BBQ, PROVIDE GAS AND ELEC. PER OWNER
OUTDOOR FIREPLACE/FIRE PIT W/ DRAINAGE, +18" A. F. F.
WD -6 76 1STN71' _ , - 53 WD -6
WD -1 GLS -1 _
GLS -1L . STN -1
29 O �r��0��r��r �
WD -6
'T - ISTN�1r'T 'T
f r WD -1
39
DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/ BYD AS OCCURS)
67 I
GLS -1
56
-
40
STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
^`L�.�Q�
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- _ - _ - _
41
SKYLIGHT (ABV / BLW / BYD AS OCCURS) ICC -ES ESR 2415
WD -3
r
WD -6
42
(N)STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4"AND A
67
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
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PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE 1205.4)
o
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9.00 FF/ BASE
GRAD
43
44
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.. _.. . _.. -
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45
FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
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PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
WD -6
46
EXTERIOR SIDING, PER ELEVATIONS
7
7
47
ROOF - MIN. CLASS W FIRE RATED
STN -1
7
48
ROOF RIDGE
WD -1
STN -1
49
ROOF CRICKET, BUILT -UPAS REQUIRED
7
I
50
ROOF PARAPET
51
ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
CPC TABLES 11-1 AND 11-2
52
METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
53
METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
NORTH / RIGHT
SIDE
ELEVATION
54
DLINE, IN ABV REF CIVIL DSll WG
AIN
55
NR DECORATIVE CHIMNEEYISHROUD MODEL BY
'AMERICAN
CHIMNEY SHROUD.' UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
BUILDING PER CRC R1003.9
56
GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
1
57
RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
HT CERT. REQ'D
HT. CERT. REQ'D
HT CERT. REQ'D
58
STRUCTURAL COLUMN/BEAM PER STRUCTURAL
fASPH
�'��.�38.00
59
COUNTER, +30"A.F.F.
TR
52
38.00 TR
60
COUNTER,+36"A.F.F.
MAX RIDGE HT.
ASPH
- , _
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1 12
J '� ���
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12 cO _
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MAX RIDGE
HT.
61
62
COUNTER,+42"A.F.F.
CABINETRY
X51
63
AREA OF OPEN VOLUME -SEE AREA CALCS SHEETA1.2
Tr_ _
�TTTTT
52
HT CERT. REQ'D
0
64
45 DEG. VIEW CORRIDOR -MAX 32" ABOVE GRADE
I
1 - - - -
i
7W 5
O_
I
52
-----------
53
WD 6
oo
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I
65
66
SETBACK AREAALLOWED FOR MINOR STRUCTURES
4 SIDED POLYGON USED TO ESTABLISH GRADE
33.00 TR
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STN -1
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67
FENCE/ SITE WALL- 42" MAX. IN FRONT/SIDE /REAR
MAX FLAT HT
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STN -1
56 6
r
GLS
MAX FLAT HT
68
ADDITIONAL THIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
1.5
58
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52 W D-6
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ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
WD -6
CON -1
CONCRETE FLOORING/DECKING
52
r r r r r r
r r
-GLS -1_
_
WD -6-
50
(@D)
TRANSPARENT GLASS
- - - - -
WD -6
``1`�' 44
-
GLS -2
TRANSLUCENT GLASS
°J
N
STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
ST -.
-
63-
WD=1-
O
56
-WD-1-
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O
W/ 16" CONTINUOUS PANS.
WD -1
WD -1
_
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-1
o
19
EDBREAK
METAL, PAINTED-'KYNAR 500' TO MATCH METAL ROOF
-53-
WD -6
ih N
STN
RECLAIMED BRICK VENEER LIME WHITE WASH OR STUCCO
(WHITE)
-WD-6
- -
-
19.00 FF
-1
FOG, WEIGHT <8.5 PSF
STONE FLOORING
WD -6 -
_ _� T -C _
-
-
STUC
INTEGRALLY COLORED SMOOTH TROWEL STUCCO
VII _
-WD -1-
6
VEG
VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
-
- - - - -
WD -6
37
WD -1
WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
I
\ LL
- _ _
-
Op
WD -2
WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
-I
67
T T I I I T -T
- -
-
-GLS-1-
STN -1
4
DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
rs
WD -4
WOOD FLOORING/ CEILING
- 1_C
.. - ..
-67
/ T
-19_
-wD=1
-1 1 -1 i7 r
r
WD -5
WOOD SHINGLE, JAMES HARDIE,ARTIC WHITE COLOR
D.00 FF/ BASE GRADE
��
v T`
-
7
0�
-
-
9?OO FF/-BQ
E GRADE
WD -6
WOOD TRIM, WHITE COLOR
MATERIALS
7
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
SOUTH /
LEFT
SIDE
ELEVATION
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
0 PLN CHK SUB. #1 05.15.18
SCALE:
1/411= 1 1-011
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A302_
40
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1
38.00 TR
MAX RIDGE HT.
�s
33.00 TR _
MAX FLAT HT
T4 so 3 r1
I WD -1
I
HT CERT. REQ'D
BATH 4
BATH 5
HT (.FRT RFn'n
ED
STAIR
43
43
v
STAIR
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HT (.FRT RFn'n
HT CERT. REQ'D
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Q
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29.50 FF
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Q
SECTION B
SECTION A
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
FY.^
57
58
59
60
61
62
63
64
65
66
67
68
69
70
FIXED DATUM POINT/ BENCHMARK
BUILDING FOOTPRINT
ADJACENT BUILDING
FS/ FG/ EG (ABOVE/ BELOW/ BEYOND AS OCCURS)
(E) GRADE
(N) FINISH GRADE/ FINISH SURFACE
(E) CURB/ EDGE OF PAVEMENT
CENTERLINE OF RIGHT OF WAY
OUTLINE OF EXISTING STRUCTURE TO BE REMOVED/DEMOLISHED
(N) DRIVEWAY
GARAGE
GARAGE DOOR & TRACK (ABV) - INSTALL PER MANUF. SPEC.
EDGE OF WALL (ABV/ BLW/ BYD AS OCCURS)
EDGE OF ROOF/ CEILING (ABV/ BLW/ BYD AS OCCURS)
FAU - PROVIDE GAS S. 0., POWER, AND VENTING AS REQ'D. BY
MFGR. (CMC 904. 1)
WATER HEATER - TANK -LESS (ON DEMAND) WALL -MOUNT
+44" MIN., VERIFY SIZE REQ'D. W/. MFGR. (PROVIDE GAS)
(N)GATE -AS SELECTED
PROPOSED MAIN SERVICE PANEL, 400AMP MAX. (MAINTAIN 36"
CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) - VERIFY
LOCATION W/. SO. CA. EDISON
PROPOSED GAS METER LOCATION
(E) WATER METER LOCATION (REF CIVIL & SURVEY DWGS)
(E) UTILITY VAULT/BOX LOCATION (REF CIVIL& SURVEY DWGS)
PROVIDE (N) FAU, HEAT PER CRC R303.9
TRASH STORAGE AREA, SCREENED FROM STREET
A/C EQUIPMENT, SCREENED W/ SOUND ATTENUATION PER CITY
PROPOSED MAILBOX LOCATION
5'-0" HIGH SCREENING WALL FOR A/C UNITS
EXTERIOR STAIRS/STEPS - REF. CIVIL DRAWINGS
WOOD DECK (ABV/ BLW/ BYD) O/ SLEEPERS O/ CONC BASE
PLANTING/SOFTSCAPE AREA- SEE LANDSCAPE PLANS
PLANTER (FLUSH WITH DECK)
HARDSCAPE / PORCH / PATIO
PAVERS- SEE LANDSCAPE PLANS
CONTINUOUS RECESSED STRIP DRAIN - SEE CIVIL DWG'S
BENCH, +18"A.F.F.
BBQ, PROVIDE GASAND ELEC. PER OWNER
OUTDOOR FIREPLACE / FIRE PIT W/ DRAINAGE, +18"A.F.F.
DOOR/ WINDOW PER SCHEDULE (ABV/ BLW/ BYDAS OCCURS)
STEEL UTILITY DOOR, VERIFY LOUVER REQUIREMENT
SKYLIGHT (ABV / BLW / BYD AS OCCURS) ICC -ES ESR 2415
(N) STAIRS W/ MAXIMUM RISER HEIGHT SHALL BE 7-3/4" AND A
MINIMUM OF 4". MINIMUM TREAD DEPTH SHALL BE 10".
PROVIDE ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4)
34"-38" HIGH GUARDRAIL/ HANDRAIL @ STAIR
EXTERIOR GUARDRAIL, MIN HEIGHT +42" A.F.F.
FRAMELESS TEMPERED/LAMINATED GLASS GUARDRAIL
PER CBC 2407. INSTALL PER MANUF. SPECS, ICCES-ESR-3269
EXTERIOR SIDING, PER ELEVATIONS
ROOF - MIN. CLASS W FIRE RATED
ROOF RIDGE
ROOF CRICKET, BUILT -UPAS REQUIRED
ROOF PARAPET
ROOF DRAIN W/ OVERFLOW AND CONCEALED PIPES PER
CPC TABLES 11-1 AND 11-2
METAL ROOF GUTTER, KYNAR FINISH TO MATCH METAL ROOF
METAL DOWNSPOUT, KYNAR FINISH TO MATCH METAL ROOF
DRAIN LINE, IN WALL/FROM ABV. REF. CIVIL DWGS.
(N) DECORATIVE CHIMNEY SHROUD MODEL S11 BY
'AMERICAN CHIMNEY SHROUD.' UL LISTING (MH30042) & WH
LISTING (5091753). TERMINATE 2FT MINIMUM ABOVE
BUILDING PER CRC R1003.9
GAS FIREPLACE-'HEATNGLO' MEZZ048 -ANSI Z21.88-2014/CSA
2.33-2014. TO BE DIRECT VENT, SEAL COMBUSTION TYPE.
RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTE
STRUCTURAL COLUMN/BEAM PER STRUCTURAL
COUNTER, +30"A.F.F.
COUNTER, +36"A.F.F.
COUNTER, +42"A.F.F.
CABINETRY
AREA OF OPEN VOLUME - SEEAREA CALCS SHEETA1.2
45 DEG. VIEW CORRIDOR - MAX 32" ABOVE GRADE
SETBACK AREAALLOWED FOR MINOR STRUCTURES
4 SIDED POLYGON USED TO ESTABLISH GRADE
FENCE/ SITE WALL - 42" MAX. IN FRONT/ SIDE / REAR
ADDITIONALTHIRD FLOOR SETBACK (ROOF DECK OR BUILDING)
(E) BAY ISLAND CLU q(LOSIDEWALK/ FENCE
BAYWINDOW
KEYNOTES
ASPH ASPHALT ROOF SHINGLES, CLASS A, DARK GRAY COLOR
CON -1 CONCRETE FLOORING/DECKING
GLS -1 TRANSPARENT GLASS
GLS -2 TRANSLUCENT GLASS
MTL-1 STANDING SEAM ZINC METAL ROOF, CLASS "A", DARK GREY
W/ 16" CONTINUOUS PANS.
MTL-2 BREAK METAL, PAINTED - XYNAR 500' TO MATCH METAL ROOF
STN -1 RECLAIMED BRICK VENEER, LIME (WHITE) WASH OR STUCCO
FOG, WEIGHT <8.5 PSF
STN -2 STONE FLOORING
STUC INTEGRALLY COLORED SMOOTH TROWEL STUCCO
VEG VEGETATION/LANDSCAPING PER LANDSCAPE PLAN
WD -1 WOOD SIDING, 4" JAMES HARDIE PLANK, ARTIC WHITE COLOR
WD -2 WOOD SIDING, 8" VERTICAL WOOD SIDING, WHITE COLOR
WD -3 DECKING MATERIAL-'THERMORY' OR EQUAL, COLOR TBD
WD -4 WOOD FLOORING/ CEILING
WD -5 WOOD SHINGLE, JAMES HARDIE, ARTIC WHITE COLOR
WD -6 WOOD TRIM, WHITE COLOR
MATERIALS
(N) WALL
P/A PLANTING AREA - REFER TO
LANDSCAPE PLAN
(N) CONCRETE WALL
LEGEND
hudgins design group, inc.
1107 south coast hwy
laguna beach, ca, 92651
t: 949.322.7922
e: info@hudginsdesign.com
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HOA SUB. #1 01.12.18
HOA SUB. #2 02.13.18
CDP SUB. #1 04.12.18
0 PLN CHK SUB. #1 05.15.18
SCALE:
1/411= 1 1-011
PLOT DATE: 5. 1 5. 1 8
SHEET NUMBER
A401
41
Grading General Notes
GENERAL:
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."
3. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE
PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.
4. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.
5. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD.
6. 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.
7. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.
8. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.
9. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.
10. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT
ADJOINING PROPERTIES DURING THE GRADING OPERATION.
11. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING
CODE AND APPROVED BY THE BUILDING OFFICIAL.
12. 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.
13. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS.
14. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT
THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.
15. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR AB5 PLASTIC SCHEDULE 40 OR SDR 35 OR ADS
3000 WITH GLUED JOINTS.
16. 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.
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 DE5ILTING 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 5UB-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 FILLS/CUTS:
1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
2. FILL SLOPES SHALL BE COMPACTED TO NO LE55 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 TE5T5
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 5UBDRAIN5 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.
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 A5 -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/5HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE
INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS.
is of Bearinqs:
ZE BASED UPON THE BEARING
TWEEN ORANGE COUNTY SURVEY
)RIZONTAL CONTROL NUMBER
183" TO "6273" BEING NORTH
028'54" WEST.
PRECISE GRADING PLAN
FOR
THE MARTIN RESIDENCE
9 BAY ISLAND, NEWPORT BEACH, CA
Legend:
I DESCRIPTION
LP
LOW POINT
AB
AGGREGATE BASE
LT
PARKING LOT LIGHT
AC
ASPHALT CONCRETE
NG
NATURAL GRADE
BW
BACK OF WALK
PCC
PORTLAND CEMENT CONCRETE
CB
CATCH BASIN
PL
PROPERTY LINE
CBX
CONTROL BOX
PM
PARKING METER P05T
CF
CURB FACE
PP
POWER POLE
CLF
CHAIN LINK FENCE
PB
PULL BOX
C.O.
CLEAN OUT
R
RATE OF GRADE OR RADIUS
C.Y.
CUBIC YARD
R/W
RIGHT OF WAY
DS
DOWNSPOUT
5
SLOPE OF PIPE
EG
EDGE OF GUTTER
5B
SPLASH BOX
E.P.
EDGE OF PAVEMENT
5CO
SEWER CLEANOUT
EM
ELECTRIC METER
50MH
STORM DRAIN MANHOLE
EMH
ELECTRICAL MANHOLE
5MH
SEWER MANHOLE
E.P.
EDGE OF PAVEMENT
ST.LT.
STREET LIGHT
EV
ELECTRICAL VAULT
5W
SIDE WALK
FF
FINISHED FLOOR ELEVATION
TC
TOP OF CURB ELEVATION
FG
FINISHED GRADE ELEVATION
TEL.MH
TELEPHONE MANHOLE
FH
FIRE HYDRANT
TF
TOP OF FOOTING ELEVATION
FL
FLOW LINE ELEVATION
TG
TOP OF GRATE ELEVATION
FNC
TOP OF FENCE ELEVATION
TOE
TOE OF SLOPE
FS
FINISHED SURFACE ELEVATION
TOP
TOP OF SLOPE
GB
GRADE BREAK
TP
TOP OF PILASTER
GM
GAS METER
TS
TRAFFIC SIGNAL
HP
HIGH POINT ELEVATION
TW
TOP OF WALL ELEVATION
INV
INVERT OF PIPE ELEVATION
WM
WATER METER
LF
LINEAR FEET
WV
WATER VALVE
Miscellaneous Notes:
• SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE
STARTING GRADING.
• PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE
OBTAINED FROM THE PUBLIC WORKS DEPARTMENT
• 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 INPECTION, IF
ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING TH SITE IS DAMAGED, NEW CONCRETE
SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE
OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE
DISCRETION OF THE PUBLIC WORKS INSPECTOR.
• ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PREFORMED BY A C-42
LICENSED SANITAION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR.
• 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.
• A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATION DEEPER THAN 5 FEET, AND FOR SHORING AND/OR
UNDERPINNING.
Engineer's Notice to Owner, Contractor & Architect:
CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AND SHALL REPORT ALL DISCREPANCIES TO
THE ENGINEER PRIOR TO COMMENCEMENT OF WORK.
ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE 'OCCUPATIONAL SAFETY AND HEALTH
REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF
INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS.' THE ENGINEER SHALL NOT BE RESPONSIBLE IN
ANY WAY FOR THE CONTRACTORS' AND SUBCONTRACTORS' COMPLIANCE WITH THE "OCCUPATIONAL SAFETY
AND HEALTH REGULATION5* OF THE U.S. DEPARTMENT OF LABOR OR WITH THE STATE OF CALIFORNIA
DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS.' CONTRACTOR FURTHER AGREES
THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE
COURSE OF CONSTRUCTION OF THIS PROJECT. INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, AND THAT
THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
ALL EXISTING TOPOGRAPHY AND PROPOSED GRADES SHOULD BE FIELD VERIFIED
A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOILS AND
EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF DESIGN ENGINEER FOR THIS
PLAN..
UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS, AND THOSE SHOWN ON THE
RECORDS EXAMINED, ARE INDICATED WITH THEIR APPROXIMATE LOCATION AND EXTENT. THE CONTRACTOR
IS REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN,
AND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE SITE. THE CONTRACTOR I5 SOLELY RESPONSIBLE
FOR ANY DAMAGE TO ANY UTILITIES OR STRUCTURES DURING THE COURSE OF CONSTRUCTION OF THE
PROJECT.
EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES ARE ESTIMATES FOR AGENCY SUBMITTAL OF
THIS PLAN AND ARE NOT TO BE USED FOR CONSTRUCTION COST ESTIMATING OR FOR BIDDING PURPOSES.
SUBSURFACE CONDITIONS AND THE DEPTH OF EXISTING PAVEMENTS AND/OR STRUCTURES ARE UNKNOWN. IT
I5 THE CONTRACTOR(5) RESPONSIBILITY TO DEVELOP HIS OWN QUANTITIES FOR BIDDING PURPOSES.
IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT SUPERVISION
OF THE SIGNATORY ENGINEER, THE SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD
AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE SIGNATORY ENGINEER
WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE BEEN CORRECTED DURING THE
CONSTRUCTION OF THIS PROJECT IF THE STAKING HAD BEEN DONE BY SURVEY CREWS UNDER HIS DIRECT
SUPERVISION. EASEMENTS MAY EXIST ON THIS SITE RATHER THAN TH05E SHOWN ON THIS PLAN (IF ANY
ARE SHOWN). THE OWNER/ARCHITECT IS RESPONSIBLE FOR HAVING A TITLE COMPANY RESEARCH
EASEMENTS.
THESE PLANS ARE FOR REVIEW ONLY AND ARE NOT FINAL PLANS UNLESS THEY INCLUDE THE SIGNATURE OF
THE DESIGN ENGINEER AND THE APPROVAL OF THE APPROPRIATE GOVERNMENT AGENCIES.
Benchmark: OCS 1-4-71
FOUND 3-3\4" 005 ALUM. BM DISK STAMPED
"NBi-4-71", SET IN THE TOP OF A 4"x4" CONC. POST.
MONUMENT IS LOCATED IN THE 5E COR OF THE INT
OF F ST. & BALBOA BLVD., 81' 5E'LY OF THE C.L. OF F
ST. & 27.3' NETY OF THE C.L. OF BALBOA BLVD.
MONUMENT IS SET LEVEL WITH THE SIDEWALK.
# I DATE I DESCRIPTION I ELEVATION = 7.828 (NAVD 88, 1995 ADJ.)
REVISIONS LAT. 33035'56.68" LONG, 117053'29.30"
Legal Description:
SHARE HOLDERS ALLOCATED LAND AREA
DEFINED AS LOT 9 OF BAY ISLAND, IN THE
CITY OF NEWPORT BEACH, COUNTY OF
ORANGE, STATE OF CALIFORNIA, AS SHOWN
ON THE UNRECORDED MAP OF BAY ISLAND
PREPARED BY RON MARTIN AND
ASSOCIATES, INC., DATED AUGUST 15, 1997,
ON FILE WTH THE BAY ISLAND CLUB, A
CALIFORNIA CORPORATION
N e w p o r t B a y
w Vicinity Map
S NOT TO SCALE
CONSTRUCTION NOTES
NO.
I DESCRIPTION
QUANT.
UNIT
SITE GRADING
ITEM
QUANTITY
GSCONSTRUCT
CONC. PATIO & WALKWAY PER LANDSCAPE AND ARCHITECT PLANS.
-
LS
G2
I CONSTRUCT 6" CURB A1-6 PER APWA 5TD. PLAN 120-2.
72
LF
DRAINAGE
C5
AGENCY SUBMITTAL OF THIS PLAN AND ARE NOT TO BE USED FOR
D1
CONSTRUCT 4" PVC OR ABS SCHED 40 DRAIN PIPE.
64
LF
D2
CONSTRUCT 9" SQUARE DROP INLET W/FILTER INSERT PER DETAIL SHEET C2
6
EA
D3
CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL SHEET C2
8
LF
D4
CONNECT ROOF DRAIN DOWNSPOUT TO STORM DRAIN W/4" PVC
3
EA
D5
OUTLET ROOF DRAIN DOWNSPOUT TO PAVEMENT OR CONC. SPLASHBLOCK
6
EA
D6
CONSTRUCT FRENCH DRAIN PER DETAIL SHEET C2
33
LF
EROSION CONTROL (REFER TO CASQA STORMWATER BEST MANAGEMENT HANDBOOK)
5E-1
CONSTRUCT SILT FENCE OR GRAVEL BAG BERM PER SE -6
270
LF
SE -10
CONSTRUCT STORM DRAIN INLET PROTECTION
6
EA u
WM-8
CONCRETE WASTE MANAGEMENT
1
EA
Soils Engineer:
EGA CONSULTANTS, INC.
375-C MONTE VISTA AVENUE
C05TA MESA, CALIFORNIA 92627
(949) 642-9309
PROJECT NO. R0939.1
REPORT DATED FEBRUARY 7. 2018
Owner:
RD PINAULT COMPANY
ATTN: ROBERT PINAULT, PRE5.
1230 N. JEFFERSON, SUITE "D"
ANAHEIM, CA 92807
(714)632-9441
Sheet Index
Number
Title
EARTHWORK ESTIMATE
C1
ITEM
QUANTITY
C2
DETAILS & SECTIONS
RAW -CUT
35
CY
EARTHWORK AND GRADING QUANTITIES ARE ESTIMATES FOR
Soils Engineer and Geologists Certification:
SITE SURVEY
TOPOGRAPHIC SURVEY
C5
AGENCY SUBMITTAL OF THIS PLAN AND ARE NOT TO BE USED FOR
I HEREBY DECLARE THAT I AM THE SOILS ENGINEER AND GEOLOGIST OF WORK FOR THIS PROJECT, THAT I
RAW -FILL
35
CY
CONSTRUCTION C05T ESTIMATING OR FOR BIDDING PURPOSES.
HAVE REVIEWED THE GRADING PLANS AND FIND THEM IN CONFORMANCE WITH THE PRELIMINARY SOILS
OVER -EX
325
CY
SUBSURFACE CONDITIONS, THE DEPTH OF EXISTING PAVEMENTS
REPORT ENTITLED GEOTECHNICAL INVESTIGATION FOR PROPOSED RESIDENTIAL DEVELOPMENT LOCATED AT
(2.5' OVER SITE)
AND/OR STRUCTURES, AND UTILITIES ARE UNKNOWN. THE
9 BAY ISLAND, NEWPORT BEACH, CALIFORNIA, PROJECT NO. R0939.1, DATED FEBRUARY 7, 2018, PREPARED BY
AMOUNT OF SHRINKAGE OR BULKING OF EXISTING SOILS WHEN
EGA CONSULTANTS, INC.
SHRINKAGE
0
CY
USED FOR FILL IS ALSO UNKNOWN. ITIS THE CONTRACTOR'S
RESPONSIBILITY TO DEVELOP HIS OWN QUANTITIES FOR BIDDING
IMPORT/EXPORT
0
CY
PURPOSES.
DATE
NAME:
REG.:
Soils Engineer:
EGA CONSULTANTS, INC.
375-C MONTE VISTA AVENUE
C05TA MESA, CALIFORNIA 92627
(949) 642-9309
PROJECT NO. R0939.1
REPORT DATED FEBRUARY 7. 2018
Owner:
RD PINAULT COMPANY
ATTN: ROBERT PINAULT, PRE5.
1230 N. JEFFERSON, SUITE "D"
ANAHEIM, CA 92807
(714)632-9441
Sheet Index
Number
Title
Description
C1
TITLE SHEET
LEGEND, NOTES QUANTITIES, VICINITY MAP
C2
DETAILS & SECTIONS
GRADING DETAILS AND CROSS SECTIONS
C3
GRADING PLAN
GRADING & DRAINAGE PLAN
C4
SITE SURVEY
TOPOGRAPHIC SURVEY
C5
EROSION CONTROL PLAN
EROSION CONTROL & CONSTRUCTION BMP PLAN
C6
GRADING RECOMMENDATIONS
I GRADING RECOMMENDATIONS FROM EGA CONSULTANTS INC.
CALL BEFORE YOU DIG!
"ALL GRADING SHALL COMPLY WITH SOILS REPORT'S RECOMMENDATIONS"
PREPARED BY:
ROBIN B. HAMERS & ASSOC., INC.
CIVIL ENGINEERS
234 E. 17TH STREET SUITE 205
TSTA MjA, CA 92627
R.C.E. 31720 DATE
CITY OF NEWPORT BEACH
PRECISE GRADING PLAN
FOR
THE MARTIN RESIDENCE
TITLE SHEET
9 BAY ISLAND, NEWPORT BEACH, CA
AREA=0.081 ACRES
SHEET
C1
OF
6
9" NDS CB INSERT.
ND5 9" SQUARE TAPERED POLYPROPYLENE
CATCH BASIN, USE RISERS AS NECESSARY
9-3/8" WIDTH
3/4" GRAVEL BASE 6" DEEP BELOW
BASIN. TO PREVENT STANDING WATER.
9" SQUARE ATRIUM GRATE IN LANDSCAPING
9" SQUARE FLAT GRATE IN CONCRETE
411 PVC (SCHED 40)
INLET/OUTLET PIPE
(1% MIN. SLOPE)
COMPACTED SOIL
DRILL 1/8" WEEP HOLE 4
PLACES -NEAR CORNERS.
D2 - DROP INLET W/CB INSERT
NOT TO SCALE
16" MIN. WIDE PEDESTRIAN SAFE
FRAME & GRATE - 3/8" SLOT
OPENING. EAST JORDAN IRON
WORKS OR EQUAL.
4" PERF. PVC PIPE N
DIMENSIONS
DETERMINED BY GRATE
FRAME DIMENSIONS. USE
FRAME AS FORM
311
L J
�i�%;BOTTOM 1
3/4" CRUSHED r�cl+ \
ROCK W/FILTER SECTION 1-1
CLOTH 1
All ncnr coir nrnc
4" PVC DRAIN PIPE
4 PERFORATED
PVC PIPE
3/4" CRUSHED
ROCK W/FILTER
CLOTH
FILL THIS PORTION
WITH CRUSHED ROCK
AFTER POURING GRATE
SUPPORT CURB.
RATE
NOTES:
A. DIG A 24" WIDE X 18" MINIMUM DEPTH TRENCH
B. PLACE FILTER CLOTH IN THE TRENCH. LAP 12" @ TOP.
C. FILL BOTTOM OF THE TRENCH WITH 411 CRUSHED ROCK.
D. FORM AND POUR PERIMETER CURB.
E. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK
TO 4" FROM TOP OF TRENCH.
W - BOTTOMLESS TRENCH DRAIN
NOT TO SCALE
z
O¢
z
Lu
O�
O
Z H
HO
'Ti
06 - FRENCH DRAIN
NOT TO SCALE
SITE
BUILDING
SITE LIMITS
I # I DATE I DESCRIPTION 1
REVISIONS
EX. WALKWAY
EX. GRADE
SITE
BUILDING
SITE LIMITS 4.1' MIN.
I I
I f 3+-�
SWALE
CONC.CURB
-III- 1
z
i
STEPPING
STONES i
2%
SECTION A
SCALE: 111=2'
15.5' MIN.
PILASTERS & FENCE CONC. PATIO w
H
a
Z
W
(�J
N
Io
2%
d .. .�'
P 4
PREPARED BY:
ROBIN B. HAMERS & ASSOC., INC.
CIVILENGINEEP5
234 E. 17TJ; STREET, SUITE 205
AWSTALARSA, CA 92627
5/30/13
SECTION B
SCALE: 111=2'
WALL
FINISHED FLOOR
WALL
FINISHED FLOOR
SITE
BUILDING
SITE LIMITS
4' MIN.
�
W2.5±ALL
SWALE �
z
H
00
2% MIN
SECTION C
SCALE: 1"=2'
FINISHED FLOOR
CITY OF NEWPORT BEACH
DETAILS & SECTIONS
FOR
THE MARTIN RESIDENCE
9 BAY ISLAND, NEWPORT BEACH, CA
SHEET
C2
OF
6
4?
`J
Le
pm
al
J
U
U
d
BE
M
F.F. ELEV.
15 MIL. VAPOR BARRIER
PER SOILS REPORT
PAD ELEV.
_ IL
H
M SLAB ON GRADE SECTION
(REFER TO STRUCTURAL PLANS FOR MORE DETAIL)
NOT TO SCALE
CONSTRUCTION NOTES
NO.
DESCRIPTION
SITE GRADING
G1
CONSTRUCT CONC. PATIO & WALKWAY PER LANDSCAPE AND ARCHITECT PLANS.
G2
CONSTRUCT 6" CURB Al -6 PER APWA 5TD. PLAN 120-2.
DRAINAGE
Dl
CONSTRUCT 4" PVC OR ABS 5CHED 40 DRAIN PIPE.
D2
CONSTRUCT 9" SQUARE DROP INLET W/FILTER INSERT PER DETAIL SHEET C2
D3
CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL SHEET C2
D4
CONNECT ROOF DRAIN DOWNSPOUT TO STORM DRAIN W/4" PVC
D5
OUTLET ROOF DRAIN DOWNSPOUT TO PAVEMENT OR CONC. 5PLA5HBLOCK
D6
CONSTRUCT FRENCH DRAIN PER DETAIL SHEET C2
BUILDING PAD NOTE:
CONTRACTOR TO VERIFY STRUCTURAL SLAB SECTION WITH ARCHITECT AND SOILS ENGINEER.
PAD ELEVATIONS SHOWN ARE BASED ON A 13" DEEP SECTION (5" CONCRETE SLAB / 2" SAND /
VAPOR BARIER / 4" GRAVEL) PER THE SOILS ENGINEER'S RECOMMENDATIONS. IF THE FINAL
SECTION IS DIFFERENT, THE PAD ELEVATIONS SHOULD BE ADJUSTED ACCORDINGLY. THE
FINISHED FLOOR ELEVATIONS SHOULD REMAIN AS SHOWN.
"ALL GRADING SHALL COMPLY WITH SOILS REPORT'S RECOMMENDATIONS" CALL BEFORE YOU DIG
PREPARED BY: CITY OF NEWPORT BEACH SHEET
ROBIN B. HAMERS & ASSOC., INC. C3
CIVIL ENGINEERS
234 E. 17TH STREET, SUITE 205 PRECISE GRADING PLAN
05TA OSA, CA 92627
949 -1192 FOR OF
THE MARTIN RESIDENCE 6
# DATE DESCRIPTION 5/11/18 GRADING PLAN
REVISIONS I B. HA RS R.C.E. 31720 DATE 9 BAY ISLAND, NEWPORT BEACH, CA
44
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Legend
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BUILDING OUTLINE
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BACK FLOW PREVENTER
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TOP OF GRATE
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I # I DATE I DESCRIPTION 1
DATE OF SURVEY:
MARCH 1, 2011
SURVEYOR'S NOTE:
THE BOUNDARY SHOWN HEREON REPRESENTS RECORD INFORMATION ONLY AND DOES NOT
CONSTITUTE A BOUNDARY SURVEY. THIS SURVEY WAS PERFORMED WITHOUT BENEFIT OF A
TITLE REPORT.
PREPARED BY:
ROBIN S. HAMERS & ASSOC., INC.
CIVIL ENGINEERS
234 E. 17TH STREET, SUITE 205
CALL BEFORE YOU DIG
CITY OF NEWPORT BEACH SHEET
SITE SURVEY C4
FOR OF
THE MARTIN RESIDENCE 6
9 BAY ISLAND, NEWPORT BEACH, CA
45
m
PER CITY OF NEWPORT BEACH FLOOD ZONES MAP PLATE H-8 DATED 2008
I # I DATE I DESCRIPTION 1
DATE OF SURVEY:
MARCH 1, 2011
SURVEYOR'S NOTE:
THE BOUNDARY SHOWN HEREON REPRESENTS RECORD INFORMATION ONLY AND DOES NOT
CONSTITUTE A BOUNDARY SURVEY. THIS SURVEY WAS PERFORMED WITHOUT BENEFIT OF A
TITLE REPORT.
PREPARED BY:
ROBIN S. HAMERS & ASSOC., INC.
CIVIL ENGINEERS
234 E. 17TH STREET, SUITE 205
CALL BEFORE YOU DIG
CITY OF NEWPORT BEACH SHEET
SITE SURVEY C4
FOR OF
THE MARTIN RESIDENCE 6
9 BAY ISLAND, NEWPORT BEACH, CA
45
40
literature and our experience, it is our opinion that the proposed improvements at the
site are feasible from a geotechnical standpoint. There appear to be no significant
geotechnical constraints on-site that cannot be mitigated by proper planning, design,
and utilization of sound construction practices. The engineering properties of the soil
and native materials, and the surface drainage offer favorable conditions for site re-
development.
RECOMMENDATIONS
The following sections discuss the principle geotechnical concerns which should be
considered for proper site re -development.
Farthwnrk
Grading and earthwork should be performed in accordance with the following
recommendations and the General Earthwork and Grading Guidelines included
in Appendix C. It is our understanding that the majority of grading will be limited
to the re -grading of the building pad for the proposed construction. In general,
it is anticipated that the removal of the upper 2'/z feet (scarified to 3 feet) within
the building footprint (slab -on -grade portion) will require removal and
recompaction to prepare the site for construction. The removals should be
accomplished so that all fill and backfill existing as part of the previous site use
and demolition operations are removed.
Where feasible, the limits of the pad fill shall be defined by a 2'/z feet envelope
encompassing the building footprint. Care should be taken to protect the
adjacent property improvements.
As stated above, for cohesion treatment of the site sand fills; soil -cement
shall be used. To achieve this, during grading — dry bags of Portland
Cement shall be mixed in the scarified over -excavation bottoms and into
the overlying fill lifts.
We recommend water -flooding the pad excavation bottom as well as each lift to
induce hydro -compaction of the dry sands.
A minimum one foot thick fill blanket should be placed throughout the exterior
improvements (approaches, parking and planter areas). The fill blanket will be
achieved by re -working (scarifying) the upper 12 inches of the existing grade.
Site Preparation
Prior to earthwork or construction operations, the site should be cleared of
surface structures and subsurface obstructions and stripped of any vegetation
9 Bay Island, Newport Beach, CA
Soils Report
Project No. RD939.1
February 7, 2018
12
in the areas proposed for development. Removed vegetation and debris should
then be disposed of off-site. A minimum of 2'/z feet of the soils below existing
grade will require removal and recompaction in the areas to receive building pad
fill. Following removal, the excavated surface should be inspected by the soils
engineer or his designated representative prior to the placement of any fill in
footing trenches. Holes or pockets of undocumented fill resulting from removal
of buried obstructions discovered during this inspection should be filled with
suitable compacted fill.
Fills
The on-site soils are suitable for reuse as compacted fill, provided they are free
of organic materials, debris, and materials larger than six (6) inches in diameter.
After removal of any loose, compressible soils, all areas to receive fill and/or
other surface improvements should be scarified to a minimum depth of 12
inches, brought to at least 2 percent over optimum moisture conditions and
compacted to at least 90 percent relative compaction (based on ASTM: D
1557). If necessary, import soils for near -surface fills should be predominately
granular, possess a very low expansion potential, and be approved by the
geotechnical engineer.
Lift thicknesses will be dependent on the size and type of equipment used. In
general, fill should be placed in uniform lifts not exceeding 8 inches. Placement
and compaction of fill should be in accordance with local grading ordinances
under the observation and testing of the geotechnical consultant. We
recommend that fill soils be placed at moisture contents at least 2 percent over
optimum (based on ASTM: D 1557).
We recommend that oversize materials (materials over 6 inches) should they be
encountered, be stockpiled and removed from the site.
Trench Backfill
The on-site soils may be used as trench backfill provided they are screened of
rock sizes over 6 inches in dimension and organic matter. Trench backfill
should be compacted in uniform lifts (not exceeding 8 inches in compacted
thickness) by mechanical means to at least 90 percent relative compaction
(ASTM: D 1557).
Geotechnical Parameters
The following Geotechnical parameters may used in the design of the proposed
structure (also, see "Liquefaction Analysis" section, above):
9 Bay Island, Newport Beach, CA
Soils Report
Project No. RD939.1
February 7, 2018
13
Foundation Desian
Structures on properly compacted fill may be supported by conventional,
continuous or isolated spread footings. All footings should be a minimum of 24
inches deep (measured in the field below lowest adjacent grade). Footing
widths shall me an minimum 18 inches for the perimeter footings.
The building slab shall be underlain by 2 inches of clean sand, underlain by 15 -
mil thick moisture barrier (e.g.: Stego Wrap; lapped and sealed), underlain by 4
inches of gravel (3/ -inch crushed rock), underlain by compacted fill.
At this depth (24 inches) footings founded in fill materials may be designed for
an allowable bearing value of 1,750 and 2,250 psf (for dead -plus -live load) for
continuous wall and isolated spread footings, respectively. These values may
be increased by one-third for loads of short duration, including wind or seismic
forces.
Reinforcement requirements may be increased if recommended by the project
structural engineer. In no case should they be decreased from the previous
recommendations.
Mat Foundation Design (Optional)
Due to anticipated high tide waters and cohesionless sands during construction,
a mat slab foundation system is a recommended option. Mat slabs founded in
compacted fill or competent native materials may be designed for an allowable
bearing value of 2,250 psf (for dead -plus -live load). These values may be
increased by one-third for loads of short duration, including wind or seismic
forces. The actual design of the foundation and slabs should be completed by
the structural engineer.
MIN. DESIGN ITEM
Mat foundations:
allowable bearing pressure:
passive lateral resistence:
mat slab thickness:
steel reinforcement:
coefficient of friction:
Modulus of Subgrade Reaction:
RECOMMENDATIONS
2,250 psf
250 psf per foot
min. 12 inches with thickened edges (+ 6 inches)
no. 5 bars @ 12" o.c. each way, top and bottom
0.30
ks = 90 Ibs/in3
Cement Type for Concrete in Contact with On -Site Earth Materials
Concrete mix design should be based on sulfate testing with Section 1904.2 of
the 2016 CBC. Preliminary laboratory testing indicates the site soils possess
negligible sulfate exposure.
9 Bay Island, Newport Beach, CA
Soils Report
Project No. RD939.1
February 7, 2018
14
ACI 318 BUILDING CODE
Table 4.3.1 - REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS
Sulfate
Water soluble
Sulfate (SO,) in
Cement Type
Maximum water-
Minimum fd ,
Exposure
sulfate (SO4 ) in soil
water, ppm
DATE
cementitious material
normal -weight
percent by weight
ratio, by weight, normal
and light weight
weight concrete
concrete, psi
Negligible
0.00 s SO4 <0.10
05 SO•<150
------
-----
-----
Moderate
0.10<SO4<0.20
150<SO4<1500
II,IP(MS),
0.50
4000
IS(MS),P(MS)
I(PM)(MS),
I(SM)(MS)
Severe
0.20 S Soo < 2.00
1500 < SO4 <
V
0.45
4500
10,000
Very Severe
SO4> 2.00
SO4> 10,000
V plus
0.45
4500
pozzalan
As a conservative approach, we recommend cement with a minimum strength
f'c of 3,000 psi be used for concrete in contact with on-site earth materials.
Settlement
Utilizing the design recommendations presented herein, we anticipate that the
majority of any post -grading settlement will occur during construction activities.
We estimate that the total settlement for the proposed structure will be on the
order of 1 inch. Differential settlement is not expected to exceed 1 inch in 30
feet. These settlement values are expected to be within tolerable limits for
properly designed and constructed foundations.
Lateral Load Resistance
Footings founded in fill materials may be designed for a passive lateral bearing
pressure of 250 pounds per square foot per foot of depth. A coefficient of
friction against sliding between concrete and soil of 0.30 may be assumed.
Capillary Break Below Interior Slabs
In accordance with the 2016 California Green Building Standards Code Section
4.505.2.1, we provide the following building specification for the subject site
(living area and garages slabs):
Concrete building slabs shall be directly underlain by a min. 2 inches of
clean/washed sand, underlain by a min. 15 mil -thick moisture barrier (e.g.
"Stego Wrap"), with all laps sealed, underlain by 4 inches of 3/ -inch gravel.
9 Bay Island, Newport Beach, CA
Soils Report
Project No. RD939.1
February 7, 2018
15
The above specification meets or exceeds the Section 4.505.2.1 requirement.
Exterior Slabs -on -grade (Hardscape)
Concrete slabs cast against properly compacted fill materials shall be a
minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches
on center in both directions. The reinforcement shall be supported on chairs to
insure positioning of the reinforcement at mid -center in the slab.
Control joints should be provided at a maximum spacing of 8 feet on center in
two directions for slabs and at 6 feet on center for sidewalks. Control joints are
intended to direct cracking.
Expansion or felt joints should be used at the interface of exterior slabs on
grade and any fixed structures to permit relative movement.
Some slab cracking due to shrinkage should be anticipated. The potential for
the slab cracking may be reduced by careful control of water/cement ratios.
The contractor should take appropriate curing precautions during the pouring of
concrete in hot weather to minimize cracking of slabs.
Surface Drainage
Surface drainage shall be controlled at all times. Positive surface drainage
should be provided to direct surface water away from structures and toward the
street or suitable drainage facilities. Ponding of water should be avoided
adjacent to the structures. Recommended minimum gradient is 2 percent for
unpaved areas and one percent for concrete/paved areas. Roof gutter
discharge should be directed away from the building areas through solid PVC
pipes to suitable discharge points. Area drains should be provided for planter
areas and drainage shall be directed away from the top of slopes.
PRE -CONSTRUCTION MEETING
It is recommended that no clearing of the site or any grading operation be performed without
the presence of a representative of this office. An on site pre -grading meeting should be
arranged between the soils engineer and the grading contractor prior to any construction.
GEOTECHNICAL OBSERVATION AND TESTING DURING CONSTRUCTION
We recommend that a qualified geotechnical consultant be retained to provide geotechnical
engineering services, including geotechnical observation/testing, during the construction phase
of the project. This is to verify the compliance with the design, specifications and or
recommendations, and to allow design changes in the event that subsurface conditions differ
from those anticipated.
9 Bay Island, Newport. Beach, CA
Soils Report
ProjectNo. RD939.1
February 7, 2018
Q
Geotechnical observations/testing should be performed at the following stages:
• During ANY grading operations, including excavation, removal, filling, compaction,
and backfilling, etc.
• After excavations for footings (or thickened edges) and/or grade beams verify the
adequacy of underlying materials.
• After pre-soaking of new slab sub -grade earth materials and placement of capillary
break, plastic membrane, prior to pouring concrete.
• During backfill of drainage and utility line trenches, to verify proper compaction.
• When/if any unusual geotechnical conditions are encountered.
• Prior to slab pours to ensure proper subgrade compaction and moisture barriers.
Please schedule an inspection with the geotechnical consultant prior to the
pouring of interior and exterior slabs.
LIMITATIONS
The geotechnical services described herein have been conducted in a manner consistent with the level of
care and skill ordinarily exercised by members of the geotechnical engineering profession practicing
contemporaneously under similar conditions in the subject locality. Under no circumstance is any
warranty, expressed or implied, made in connection with the providing of services described herein. Data,
interpretations, and recommendations presented herein are based solely on information available to this
office at the time work was performed. EGA Consultants will not be responsible for other parties'
interpretations or use of the information developed in this report.
The interpolated subsurface conditions should be checked in the field during construction by a
representative of EGA Consultants. We recommend that all foundation excavations and grading
operations be observed by a representative of this firm to ensure that construction is performed in
accordance with the specifications outlined in this report.
We do not direct the contractor's operations, and we cannot be responsible for the safety of others. The
contractor should notify the owner if he considers any of the recommended actions presented herein to be
unsafe.
9 Bay Island, Newport. Beach, CA
Soils Report
ProjectNo. RD939.1
February 7, 2018
17
WvPREPARED
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NO. z
RCE 31720 rrI
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BY:
ROBIN B. HAMERS & ASSOC., INC.
CIVIL ENGINEERS
234 E. 17T STREET, SUITE 205
ST SA, CA 92627
49 1192
5/30/13
CITY OF NEWPORT BEACH
SHEET
C6
OF
6
NO.
DATE
DESCRIPTIOEVISIONS
BY
GRADING RECOMMENDATIONS
FOR
THE MARTIN RESIDENCE
9 BAY ISLAND, NEWPORT BEACH, CA
A
Phormium 'Platts Black' Platts Black Flax 5 gal 3
O Azalea 'Fielders White' Fielders White Azalea 5 gal 47
Liriope 'Variegated white' Variegated Liriope 5 gal 62
Buxus microphylla 'japonica'
mOphiopogon japonicas 'Dwarf'
Pavers
Concrete stepping pads
Japanese boxwood
Dwarf mondo grass
5 gal
flats plant at 3" O.C.
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