HomeMy WebLinkAbout02_BDL Equities Duplex Coastal Development Permit_PA2018-087CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 27, 2018
Agenda Item No. 2
SUBJECT: BDL Equities Duplex (PA2018-087)
Coastal Development Permit No. CD2018-038
SITE LOCATION: 417 East Bay Avenue and 410 Harding Street
APPLICANT: Teale Architecture
OWNER: Brad Labrecque
PLANNER: Benjamin M. Zdeba, AICP, Associate Planner
949-644-3253, bzdeba@newportbeachca.gov
LAND USE AND ZONING
General Plan: Multiple-Unit Residential (RM)
Zoning District : Multi-Unit Residential (RM)
Coastal Land Use Category: RM-E (Multiple-Unit Residential, 30.0 - 39.9 DU/AC)
Coastal Zoning District: Multi-Unit Residential (RM)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to allow the demolition of two
separate duplexes (four residential units total) and construction of a new three-story, 3,191-
square-foot residential duplex, including two attached garages and two carports. The
proposed development includes landscape, hardscape, and subsurface drainage facilities
all within the confines of private property. The design complies with all applicable
development standards and no deviations are requested. All improvements are shown on
the attached project plans (Attachment No. ZA 4).
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. CD2018-038 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The 2,158-square-foot project site is located within the RM Zoning District, which
allows one residential dwelling unit for every 1,200 square feet of lot area. Given the
lot was originally created in 1905, the minimum site area requirement is reduced to
1,000 square feet of lot area for each unit. The project is consistent with the City’s
Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the
project is not eligible for a Waiver for De Minimis Development, as the project site is
located within the Appeal Area.
The property consists of one legal lot containing two separate duplexes (four
residential units total). The neighborhood is predominantly developed with two-story
residential structures. Newer residences in the zoning district have a rooftop deck
and a partial third story. The design, bulk, and scale of the proposed development
is consistent with the anticipated neighborhood pattern of development.
Chapter 21.34 (Conversion or Demolition of Affordable Housing) does not apply to
this project, as there are no more than two units within each structure.
The proposed duplex and accessory structures conform to all applicable
development standards, including floor area limit, setbacks, height, and off-street
parking as evidenced by the project plans and illustrated in Table 1 below:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (East Bay Ave.) 1 foot 1 foot, 7 ¾ inches
Sides 3 feet 3 feet
Second Front (Harding St.) 1 foot 1 foot
Floor Area 3,309 square feet 3,191 square feet
Open Volume Area 249.37 square feet 342 square feet
Allowable Third Floor Area No restriction for lots
zoned RM
581 square feet
Parking 2 per unit; one garage
and one covered
2 per unit; one garage and
one carport
Height 28 feet flat roof
33 feet sloped roof
28 feet flat roof
33 feet sloped roof
Hazards
The project site is located approximately 230 feet from Newport Harbor and is
separated from the water by other developed residential and nonresidential lots, as
well as public rights-of-way.
The finished first floor elevation of the interior living area of proposed residence is
9.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which
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complies with the minimum required 9.00-foot (NAVD88) elevation standard. The
finished floor elevation of the garage (i.e., not living area) is 8.00 feet (NAVD88).
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The project design addresses water quality with a construction erosion control plan
that outlines temporary Best Management Practices (BMPs) to be implemented
during construction to minimize erosion and sedimentation, and to minimize
pollution of runoff derived by construction chemicals and materials. No water
quality impacts to coastal waters are anticipated based upon the location and
elevation of the property.
The property is not located on the shoreline nor is it located within 100 feet of 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.
Public Access/Views
The project site is located on the Balboa Peninsula, between the nearest public road
and the sea or shoreline. The existing residential development neither provides nor
inhibits public coastal access. Implementation Plan Section 21.30A.040
(Determination of Public Access/Recreation Impacts) requires that the provision of
public access bear a reasonable relationship between the requirement and the
project’s impact and be proportional to the impact. In this case, the project replaces
an existing legal nonconforming multi-family residential development located on a
RM lot with a new duplex. Therefore, the project does not involve a change in land
use, density or intensity that will result in increased demand on public access and
recreation opportunities. Furthermore, the project is designed and sited (appropriate
height, setbacks, etc.) so as not to block or impede existing public access
opportunities.
The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view opportunities. The project site may be located within the
viewshed of distant public viewing areas. However, the project is located on an inland
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lot and will replace two existing residential structures with a new two-unit dwelling
that complies with all applicable Local Coastal Program development standards and
maintains a building envelope consistent with the existing and anticipated
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.
Vertical access to the harbor and beach is available east of the site along Adams
Street. Additional vertical access to the harbor is provided west of the site along
Cypress Street. Lateral access is available by way of pedestrian easements along
Edgewater Place. The project does not include any features that would obstruct
access along these routes.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including a duplex or similar multi-family residential structures totaling no
more than four dwelling units in a residential zone. The proposed project consists of the
demolition of demolition of two separate two-unit residential structures and construction
of a new three-story, 3,191-square-foot residential duplex, including two attached garages
and two carports in the RM Zoning District.
The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste s ite, and is not identified as a historical
resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the NBMC. Additionally, the item appeared on the agenda for this meeting,
which was posted at City Hall and on the City website.
APPEAL PERIOD
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
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Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal
to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
_____________________
Benjamin M. Zdeba, AICP
Associate Planner
GBR/bmz
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Description and Justification
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
6
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-038 TO
DEMOLISH TWO EXISTING DUPLEXES AND TO CONSTRUCT A
NEW THREE-STORY DUPLEX WITH TWO ATTACHED
GARAGES AND TWO CARPORTS AT 417 EAST BAY AVENUE
AND 410 HARDING STREET (PA2018-087)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. Mark Teale of Teale Architecture (“Applicant”) on behalf of Brad Labrecque (“Owner”) filed
an application with respect to property located at 417 East Bay Avenue and 410 Harding
Street, requesting approval of a coastal development permit (CDP).
2. The property is legally described as Lot 3 in Block 2 of the Balboa Tract, in the City of
Newport Beach, County of Orange, State of California.
3. The Applicant proposes to demolish two separate duplexes (four residential units total) and
to construct a new three-story, 3,191-square-foot residential duplex, including two attached
garages and two carports. The proposed development includes landscape, hardscape,
and subsurface drainage facilities all within the confines of private property. The design
complies with all applicable development standards and no deviations are requested.
4. Newport Beach Municipal Code (“NBMC”) Chapter 21.34 (Conversion or Demolition of
Affordable Housing) does not apply to this project, as there are no more than two units
within each structure.
5. The subject property is designated Multiple-Unit Residential (“RM”) by the General Plan
Land Use Element and is located within the Multi-Unit Residential (“RM”) Zoning District.
6. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Multiple-Unit Residential, 30.0 – 39.9 DU/AC (“RM-E”) and the property is
located within the Multi-Unit Residential (“RM”) Coastal Zone District.
7. A public hearing was held on September 27, 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 prese nted 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 categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (“CEQA”) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including a duplex or similar multi-family residential structures totaling no
more than four dwelling units in a residential zone. The proposed project consists of the
demolition of demolition of two separate two-unit residential structures (four units total)
and construction of a new three-story, 3,191-square-foot residential duplex, including
two attached garages and two carports in the RM Zoning District.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with NBMC Section 21.52.015 (Coastal Development Permits, Findings and
Decision), the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
A. The total proposed floor area, including the residential living area and enclosed
garage, is 3,191 square feet, which complies with the maximum allowable floor
area limit of 3,309 square feet.
B. The proposed development will provide the minimum required setbacks, which are
one foot (1’) along the front property line abutting East Bay Avenue, three feet (3’)
along each side property line, and one foot (1’) along the rear property line abutting
Harding Street.
C. The highest guardrail is no more than 28 feet and the highest roof ridge is no more
than 33 feet, measured from the established grade level of 9.00 feet based on the
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North American Vertical Datum of 1988 (“NAVD88”), which complies with the
maximum height limitation.
D. The project includes one enclosed garage parking space and one covered carport
for each unit, in compliance with the minimum parking requirement for two -unit
residential development.
2. The neighborhood is predominantly developed with two -story residential structures.
Newer residences in the zoning district have a rooftop deck and a partial third story. The
design, bulk, and scale of the proposed development is consistent with the anticipated
neighborhood pattern of development.
3. The project site is located approximately 230 feet from the Newport Harbor and is
separated from the water by other developed residential and nonresidential lots, as well as
public rights-of-way. The finished first floor elevation of the proposed residence is 9.00
feet based on the North American Vertical Datum of 1988 (NAVD88), which complies
with the minimum required 9.00-foot (NAVD88) elevation standard. The finished floor
elevation of the garage (not living area) is 8.00 feet (NAVD88)
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. The project design addresses water quality with a construction erosion control plan that
outlines temporary Best Management Practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quali ty impacts to coastal
waters are anticipated based upon the location and elevation of the property.
6. The property is not located on the shoreline nor is it located within 100 feet of 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.
7. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). Condition of Approval No. 11 is included to require drought-tolerant, and
prohibit invasive, species. Prior to issuance of the building permits, the final landscape
plans will be reviewed to verify invasive species are not planted.
8. The property is not located near designated public viewpoints or coastal view roads and
will not impact public coastal views.
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Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone .
Fact in Support of Finding:
1. The project site is located on the Balboa Peninsula, between the nearest public road and
the sea or shoreline. The existing residential development neither provides nor inhibits
public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a reasonable
relationship between the requirement and the project’s impact and be proportional to the
impact. In this case, the project replaces an existing legal nonconforming multi-family
residential development located on a RM lot with a new duplex. Therefore, the project does
not involve a change in land use, density or intensity that will result in increased demand
on public access and recreation opportunities. Furthermore, the project is designed and
sited (appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
2. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore,
an investigation of the project site and surrounding area did not identify any other public
view opportunities. The project site may be located within the viewshed of distant public
viewing areas. However, the project is located on an inland lot and will replace two existing
residential structures with a new two-unit dwelling that complies with all applicable Local
Coastal Program development standards and maintains a building envelope consistent
with the existing and anticipated 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.
3. Vertical access to the harbor and beach is available east of the site along Adams Street.
Additional vertical access to the harbor is provided west of the site along Cypress Street.
Lateral access is available by way of pedestrian easements along Edgewater Place. The
project does not include any features that would obstruct access along these routes.
Lateral access is also provided adjacent to the beach along East Ocean Front.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-038, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resol ution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
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Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 (Appeals to Coastal Commission) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF SEPTEMBER, 2018.
_____________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2018-038 shall expire unless exercised within 24
months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits
and Extensions), unless an extension is otherwise granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
6. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is opera ted or maintained
so as to constitute a public nuisance.
7. Best Management Practices (“BMPs”) and Good Housekeeping Practices (“GHPs”)
shall be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (“CPPP”).
8. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
9. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development Permit 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.
10. Prior to issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
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11. Prior to the issuance of a building permit, the Applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought tolerant plantings, non -
invasive plant species, and water efficient irrigation design. The plans shall be approved
by the Planning Division.
12. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
13. 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 Planning
Division.
14. 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.
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
construction materials shall be covered, enclosed on a ll sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
18. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (“MBTA”).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
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longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
19. Should the property be sold or otherwise come under differe nt ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
20. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of BDL Equities Duplex including, but not limited to, Coastal Development Permit
No. CD2018-038 (PA2018-087). 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.
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Attachment No. ZA 2
Vicinity Map
15
Feet
Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
any results obtained in its use.
Disclaimer:
9/18/2018
0 200100
PA2018-087
Project Site
16
Attachment No. ZA 3
Project Description and Justification
17
18
Attachment No. ZA 4
Project Plans
19
20
4/4/2018 11:23:06 AMNEWPORT BEACH, CA 92661
417 E. BAY AVE
BDL-EQUITIES
....
....1/23/181/4" - 1'-0"DEMOLITION PLAN
℄
℄DEMOLITION PLANSITE LEGENDPROERTY LINEGENERAL SITE NOTES1. EMPLY NEWPORT BEACH STANDARD EROSION CONTROL MEASURES THROUGHOUT THECONSTRUCTION PROCESS.2. A PUBLIC WORKS DEPT. ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THEBUILDING DEPT. PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPT.INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE AREDAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB, GUTTER,ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED AND1--% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORKSHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.3. A CITY ENCROACHMENT PERMIT IS REQUIRED FOR ALL NON-STANDARD PRIVATEIMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.DEMOLITION NOTES1. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST.2. SEWER LINE SHALL BE CAPPED.3. ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM.4. STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND CLEAR.5. PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10 FEET OF PUBLICSIDEWALK.6. STORM WATER PROTECTION PLAN IS REQUIRED.CITY OF NEWPORT BEACH NOTES1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDREQTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS.THE CONTRACTOR SHALL CONTACT THE COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AND ENCROACHMENTPERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPT.EXISTING STRUCTURE TO BE REMOVEDCONSTRUCTION FENCINGOWNERARCHITECTTEALE ARCHITECTURE2900 BRISTOL ST., BLDG A, SUITE 203COSTA MESA, CA 92626TEL: (949) 975-0123 FAX: (949) 274-4833EMAIL: mteale@tealearchitecture.comMARK TEALE . ARCHITECT C-22162BDL-EQUITIES23832 HILLHURST DRLAGUNA NIGUEL, CA 92677TEL: (949) 975-0123CONTRACTORVICINITY MAPNOT YET SELECTEDNEWPORTBAYE. BALBOA BLVDE. BAY AVEA
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CORONADO ST
SURVEYORAPEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646TEL: (714) 488-5006FAX: (714) 333-4440PROJECT DATALEGAL DESCRIPTION: TRACT:BALBOA LOT: 3 BLOCK: 2APN#048-113-03ZONERMOCCUPANCY GROUP R-3/U (GARAGE)CONSTRUCTION TYPE TYPE VB, SPRINKLEREDPARKING(2) 1-CAR GARAGES, (2) 1-CAR CARPORTSPROJECT DESCRIPTIONDEMOLISHING EXISTING 2 BUILDINGS ON SITE. BUILDING NEW 3-STORYDUPLEX.(BUILDING SHALL BE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D)CODESALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016C.R.C.; 2016 C.B.C.; 2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CAENERGY); 2016 C.G. (CAL GREEN); CHAPTER 15 OF THE NEWPORT BEACHMUNICIPAL CODE (NBMC); AND ALL OTHER FEDERAL, STATE AND LOCALCODE.DEMOLITION NOTESCONSTRUCTION FENCING21
22
4/4/2018 11:22:24 AM891011131412APPLIANCES PER OWNERHARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'LINFORMATION.CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES--NOT USEDFORCED AIR UNIT. PROVIDE GAS STUB.SEE DETAIL FOR ADDITIONAL INFO:4" DIAMETER DRYER VENTVENT TO OUTSIDE AIR w/BACK DRAFT DAMPERWASHER AND DRYER HOOKUP. LEVER FAUCETSCOLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINET ADJACENT TOREFRIGERATOR FOR ICE MAKER.3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR)SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.VELUX VS3055 DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION.INSTALL PER MANUFACTURER RECOMMENDATIONS20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3"ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICALPANEL TO ANY WALL SURFACE OR OBSTRUCTION.DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A.RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2"MORTAR BED AND TILE)WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEETA-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAININDICATES TRADITIONAL SLOPE CUT BACK.WALL LEGENDNOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATEDNEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN"GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE INSHOWERS OR TUB SURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TOHOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2"PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE DPAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOREXTERIOR FINISH -SEE STRUCT. DWGSEXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGSNEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.CONCRETE BLOCK WALL151617181920212223242526....
....271/23/181/4" - 1'-0"THIRD FLOOR PLAN
ROOF PLAN WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1):MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONEDFLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLEBUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIROR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS ORCONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED INCENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT APERMISSIBLE METHODS OF PROVIDING WHOLE-BUILDING VENTILATION.BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN.EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCHSTATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIREDWHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSEVENTILATION FAN. PROVIDE BROAN QTXE080 FAN (80 CFM.)PREMANUFACTURED GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS.-CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BYAPPROVED LISTING AGENCY (ICC-ES, WARNOCK-HERSHEY, INTERTEK)-MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER:ANSI Z21.88-2014 / CSA 2.33-2014 STANDARDS.28AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORSSHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT.HOOD.27aLIGHT & VENTILATIONNET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREAGAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED541 S.F.21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDEDBEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED172 S.F.6.88 OPERABLE WNDW AREA REQ'D 15.75 S.F. PROVIDEDKEY NOTES -FLOOR PLAN2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHEXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER.PTDF SILL PLATE AT CONCRETE SLABINSULATION PER T-24 SHEEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOORPLUMBING WALL, AS OCCURS2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.12345675/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE"X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.130"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILINGTEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THEDRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NETAREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH(7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETERCIRCLE.TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.TANKLESS WATER HEATER. PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE.PROVIDE EARTHQUAKE STRAPPING OR BRACING. PROVIDE HORIZONTALVENT TO OUTSIDE. MAINTAIN VENT TERMINATION CLEARANCES PER THENATIONAL FUEL GAS CODE (ANSI Z223.1) SEE DETAILINSTALL ISOLATION VALVE.S T A I R ADNDNS T A I R BB E D R O O M 2BR O O F D E C K BR O O F D E C K AB A T H 2BTVFAU IN ATTICBELOWFAU IN ATTIC BELOWSEATTVB E D R O O M 3AB A T H 3ASTACKEDWASH/DRYOPEN TO BELOWOPEN TO BELOWTHIRD FLOOR PLANFAU IN ATTICBELOWFAU IN ATTIC BELOWROOF DECK PLAN103.43 F.SLAB. . . . . . .23.99 . . . . . . . . . + .33 . . . . . . . . .127.75 . . . . . . . . . -104.73 AVG. N.G. . . . . .23.02 ABV AVG N.G. . . . . FINISH SLABSHEATHING HEIGHT ABOVE FINISH SLABROOF MATERIAL THICKNESSTOTAL ROOF HEGHT ABOVE FINISH SLABAVERAGE NATURAL GRADE (SEE CALCULATION BELOW)TOTAL ROOF HEIGHT ABOVE AVERAGE NATURAL GRADERIDGE. . . . . . . . . .ROOF LOCATIONSEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL(EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS)NOTE:ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BEINSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGEKEY NOTES -ROOF PLANLINE OF WALL BELOWNEW ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS, SHEET A-3R1R2R3R4R5R6R7EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO FINISH AS INDICATED ON ELEVATIONSBITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPERON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANESWOOD FASCIA-PAINTCORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUTDECORATIVE ATTIC VENTILATION -SEE LEGEND A-1-SEE DETAILSDECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PER MANUFACTURERRECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS.R8CORROSION RESISTANT SADDLE FLASHINGINSTALL PER SMACNA RECOMMENDATIONS -PAINTR9ROOFINGROOF VENTREQUIRED ROOF VENTILATIONROOF HEIGHT LEGENDCHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY ASREQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATIONS PLUSADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR.THE PORTION THAT EXCEEDS THE C.B.C./C.R.C. MINIMUM IS LIMITED NOTONLY TO 12 INCHES IN HEIGHT BUT ALSO TO 2 FEET BY 4 FEET IN WIDTHAND DEPTH (N.B.M.C.)CHIMNEYREQUIRED NET FREE VENTILATING AREA:ATTIC SQ. FT. 6,126/300=20.42 S.F. (2,940 SQ.IN.) VENT AREA REQ'DNET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE:CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (11)ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.TOTAL ROOF VENT VENTING: 1,512 SQ. IN.NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE:CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (21)ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.TOTAL ROOF VENT VENTING: 1,512 SQ. IN.ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFINGBACKED w/ 1/4" MESH GANVANIZED WIRE CLOTH. 1/8" MIN. OPENINGUPPER :1,512 SQ. IN. = >50% OF REQ'D VENTINGLOWER:1,512 SQ. IN. = >50% OF REQ'D VENTINGTOTAL VENTING3,024 SQ. IN. PROVIDEDROOF VENTS SUPPLIED BY:O'HAGIN'S, INC.Corporate Office & West Coast Mfg. Facility210 Classic Court, Suite 100, Rohnert Park, California 94928Phone: 707/303-3660Toll Free Phone: 800/394-3864www.OHAGINVENT.comREQUIRED ROOF VENTILATION -SEE CALC'SROOF VENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 SQ. IN. F.A.M.LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4"MESH GALV. WIRE CLOTHROOF VENT(S) (O'HAGIN'S TEMPERED FLAT OR EQUAL)REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW.ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFINGBACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS.CORROSION RESISTANT SHEET MTLNOTE TO CONTRACTOR:ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USEDFOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/ETC.CRC R806.2 ROOF VENTILATION - THE MINIMUM NET FREE VENTILATIONAREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE.EXCEPTION:THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THEVENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONSARE MET: THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENTOF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORSLOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPERVENTILAORS SHALL BE LOCATED NO MORE THAN 3 FEET (914MM) BELOWTHE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY,WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE ORCORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMINGMEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS,INSTALLATION MORE THAN 3 FEET (914MM) BELOW THE RIDGE OR HIGHESTPOINT OF THE SPACE SHALL BE PERMITTED.(SEE "GENERAL NOTES - SECTIONS" [SHT A-3] FOR VAPOR RETARDER NOTE)SKYLIGHT2'x3'7.81 - 7.31 = 0.50.5 / 75.79' = 0.00660.0066 x 100= 0.66 = LESS THAN 5%FEMA HEIGHT = 9.009.00 + 28.OO = 37.00 MAX FLAT ROOF/GUARDRAIL9.00 + 33.OO = 42.00 MAX RIDGEMAX. ROOF HEIGHT CALC'SSITE SLOPE /D.D.+2"OVERFLOWDECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROMDECK DRAIN. SEE DETAIL 16/D2LEGENDDECK DRAIN. SEE DETAIL 17/D2 & 19/D2ROOF VENT. SEE KEYNOTE 9, THIS SHEET.D.S.GUTTER AND DOWNSPOUTWHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET METAL"THE CONTRACTOR SHALL PROVIDE GALV STEEL OR CORROSION RESISTANTFLASHING. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER S.M.A.C.N.A.NOTE:ALL EAVE DIMENSIONSARE TO FACE OF STUD -TYP.SLOPE3:12SLOPE3:12RIDGESLOPE3:12SLOPE3:12RIDGESLOPE
3:12 SLOPE
3:12SLOPE3:12SLOPE
3:12
VALLEYVALLEYVALLEYVALLEYRIDGE
R O O F D E C K ASEE THIRD FLOOR PLAN (BELOW)FOR ADD'L INFORMATIONR O O F D E C K BSEE THIRD FLOOR PLAN (BELOW)FOR ADD'L INFORMATIONNEWPORT BEACH, CA 92661
417 E. BAY AVE
BDL-EQUITIES RIDGESLOPE3:12RIDGESLOPE
3:12 7.80 N.G.(INTERPOLATED)7.81 N.G.7.40 N.G.7.31 N.G.(INTERPOLATED)23
4/4/2018 10:44:12 AMPROPERTY LINE
PROPERTY LINE 123RIGHT SIDE ELEVATIONLINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)RIDGE -TYP.41.98TEMP.TEMP.TEMP. TEMP.TEMP. TEMP.TEMP.TEMP.GUARD34.58GUARD34.58F.SLAB: 9.00WNDW HDPLATEF.SHTGPLATEPLATEWNDW HDWNDW HDF.SHTGPROPERTY LINE
PROPERTY LINE
CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGEFRONT ELEVATIONLINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)RIDGE -TYP.41.98GUARD34.58TEMP.TEMP.TEMP. TEMP.TEMP.TEMP.TEMP.T.TEMP.TEMP.F.SLAB: 9.00WNDW HDPLATEF.SHTGPLATEPLATEWNDW HDWNDW HDF.SHTGPROPERTY LINE
PROPERTY LINELEFT SIDE ELEVATION123F.SLAB: 9.00WNDW HDPLATEF.SHTGPLATEPLATEWNDW HDWNDW HDF.SHTGLINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)RIDGE -TYP.41.98TEMP.TEMP. TEMP.TEMP.T.GUARD34.58GUARD34.58PROPERTY LINE
PROPERTY LINE
CITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGEREAR ELEVATIONLINE OF ROOFING MATERIAL(SHOWN LIGHT, DASHED LINE -TYP.)RIDGE -TYP.41.98TEMP.TEMP. TEMP.TEMP.GUARD34.58F.SLAB: 9.00WNDW HDPLATEF.SHTGPLATEPLATEWNDW HDWNDW HDF.SHTGKEY NOTES -ELEVATIONSMAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILNEW ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS THIS SHEET1234567EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.WOOD FASCIA. PROVIDE WINDSOR ONE WOOD, SEE "WOOD TRIM"SPECIFICATION, THIS SHEET. -PAINTDOORS AND WINDOWS -TYP.DECORATIVE ATTIC VENTILATION -SEE ROOF PLANHANDRAIL +36" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN8GUARDRAIL +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN9DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECTAMERICAN CHIMNEY SHROUD #1 - COPPER (949) 364-511810STONE -SEE SPECIFICATIONS BELOW11CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM-SEE CIVIL PLANSGENERAL NOTES -ELEVATIONS1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C. 13.12.2102. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS.MATERIAL SPECIFICATIONS3ABRICK VENEER o/EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.3BWOOD TRIM. PROVIDE WINDSOR ONE WOOD, SEE "WOOD TRIM"SPECIFICATION, THIS SHEET. -PAINT3DWOOD SIDING o/BUILDING PAPERSEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.MATERIAL CALLOUT-SEE MATERIALS AND COLORS LEGEND -THIS SHEET....
....1/23/181/4" - 1'-0"EXTERIOR ELEVATIONS
NEWPORT BEACH, CA 92661
417 E. BAY AVE
BDL-EQUITIES
24
4/4/2018 11:20:10 AMSECTION A-ACITY HEIGHT LIMIT -"FLAT" ROOFCITY HEIGHT LIMIT -RIDGEPROPERTY LINE
PROPERTY LINE
14" F.J.11 7/8" D.J.DINING AGARAGE APOWDER ASTAIR A2x8 LANDING121/4121/4ROOF DECK AROOF DECK BHALLKITCHEN B DINING BF.SLAB: 9.00WNDW HDPLATEF.SHTGPLATEPLATEWNDW HDWNDW HDF.SHTGBEDROOM 2BM. BEDROOM AM. BATH BKEY NOTES -SECTIONS2x RAFTERS / ROOF JOISTS -SEE FRAMING PLANBEAM PER STRUCTURAL12345672x4 CEILING JOISTS @ 16"o.c.DOORS AND WINDOWS -SEE PLAN -TYPICAL2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)82x6 STUDS @ 16"o.c.92x P.T.D.F. MUD SILL10FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN11EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-311AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-312GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN135/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.141-1/8" T&G PLYWOOD SUBFLOOR15FLUSH BEAM -SEE FRAMING PLAN16LIGHTING -SEE PLAN17182x SOLID BLOCKINGPROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.NOTE TO STRUCT. ENG'RFOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSINGCONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.19F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.20AF.G. BATT. FLOOR INSULATION. SEE TITLE 24.2122235/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.24ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.725DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.26FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11GENERAL NOTES -SECTIONS1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS20BF.G. BATT. ROOF INSULATION. SEE TITLE 24.MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILWATERPROOFING. INSTALL BELOW-GRADE WATERPROOF MEMBRANE PERMANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARDFROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PERSOILS REPORT. SEE DETAIL:27SECTION C-CPROPERTY LINE
PROPERTY LINE
14" F.J.11 7/8" D.J.KITCHEN AGARAGE BLIVING AW.I.C.M. BEDROOM B11 7/8" D.J.ROOF DECK AROOF DECK BLIVING BM. BATH ABEDROOM 2A2x10 F.J.14" F.J.121/4121/4BEDROOM 3AF.SLAB: 9.00WNDW HDPLATEF.SHTGPLATEPLATEWNDW HDWNDW HDF.SHTGBATH 2BDUCTSPACESHOWERFAU1/412STAIR B14" F.J.PROPERTY LINE
PROPERTY LINE
11 7/8" D.J.2x10 F.J.14" F.J.KITCHEN ABEDROOM 2AHALLLAUNDRYBEDROOM 3AHALLSECTION D-DF.SLAB: 9.00WNDW HDPLATEF.SHTGPLATE (THIS LOCATION)WNDW HDWNDW HDF.SHTGPLATE (THIS LOCATION)F.SLAB: 9.00WNDW HDPLATEF.SHTGPLATEPLATEWNDW HDWNDW HDF.SHTG....
....1/23/181/4" - 1'-0"BUILDING SECTIONS
NEWPORT BEACH, CA 92661
417 E. BAY AVE
BDL-EQUITIES
25
26
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BDL EQUITIES DUPLEX
417 E BAY AVE
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18008NO. REVISION DATESHEET NO. OF 55/14/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18008 417 E. Bay, Balboa\DWG\18008.GRADING.dwg OWNER:BDL EQUITIES LP417 E BAY AVENEWPORT BEACH, CA 926611C1TITLE SHEETNO SCALE1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.GENERAL NOTESVICINITY MAPCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGEC1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL & DETAILSC4 GEOTECHNICAL NOTESC5 GEOTECHNICAL NOTES (CONT'D)SHEET INDEXGRADING PLAN1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERINGCONTRACTOR.17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSEDGENERAL ENGINEERING CONTRACTOR.18. REMOVE ALL EXISTING LANDSCAPE ELEMENTS.19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIESNOTES TO OWNER, CONTRACTOR, & ARCHITECTEARTHWORK QUANTITIES1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND 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 BEFOREANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.GRADING NOTES1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE ANDSTOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OFTEMPORARY DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES,WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMESDURING THE RAINY SEASON.4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.EROSION CONTROL NOTESISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.CC&R'S1. PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18.4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.PUBLIC WORKS NOTESRAW CUT 0 CUBIC YARDSRAW FILL60 CUBIC YARDSOVER EXCAVATION200 CUBIC YARDSSHRINKAGE 5%±10CUBIC YARDSNET 50 CUBIC YARDS (IMPORT)TENTATIVE BENCHMARK417 E BAY AVE, NEWPORT BEACHCALIFORNIA 92661APN: 048-113-03WILL ROLPH, PE, PLSCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115WILL@CIVILSCAPES.COMCIVIL ENGINEER/BDL EQUITIES LP417 E BAY AVENEWPORT BEACH, CA 92661OWNERLEGAL DESCRIPTIONSITE ADDRESS: 417 E BAY AVE, NEWPORT BEACHAPN: 048-113-03GENERAL PLAN LAND USE: RM MULTIPLE-UNIT RESIDENTIALZONING DISTRICT: RM MULTI-UNIT RESIDENTIALCOASTAL ZONE: YESCABLE: SPECTRUMSANITATION DISTRICT AREA: CNBWATER DISTRICT: NBWATER METER ZONE: 1-105SITE DATA:ARCHITECTTEALE ARCHITECTURE2900 BRISTOL ST., BLDG A, SUITE 203COSTA MESA, CA 92626949.975.0123BENCHMARK NO: 1E-116-99FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISK STAMPED"1E-116-99", MONUMENT IS LOCATED ALONG THE WESTERLYSIDE OF PALM STREETELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015LOT 3, BLOCK 2, BALBOA TRACT, BK 4, PG 11, MM.PROJECT SITE417 E BAY AVETOP OF STEM WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTLANDSCAPEPLANTER AREATOP OF GRATEROOF DRAINFINISHED FLOOR ELEVATIONAREA DRAINCALIFORNIA PLUMBING CODETOWFSFLFGGBHPINVLSPATGRDFFADCPCTOP OF COPINGTOCTOP OF SLABTOSGARAGE FINISHED FLOORGFFCALIFORNIA RESIDENTIAL CODECRCPROPERTY LINE TOP OF STEM WALLTSTOP OF PRIVACY FENCETPFTOP OF RETAINING WALLT.R.W.TOP OF FOOTINGTFDOWNSPOUTDSPLANTER AREAPAPROPOSED FLOWLINEPROPOSED STORM DRAINFINISHED SLAB ELEVATIONSLLAND SURVEYOR27
HARDING STREET
EAST BAY AVENUE
℄
℄N35°26'59"E 75.05'N54°30'00"W 28.76'N35°26'38"E 75.04'N54°29'39"W 28.76'LOT 4LOT 2TRASHTRASHELEC. ELEC.TRASHTRASHUP(7.75)FL7.93FL0.6%8.00GFF9.00SLUNIT AFINSHED SLAB(SL)=9.00UNIT BFIN. SLAB(SL)=9.00UNIT AGARAGEUNIT BGARAGEUNIT BCARPORTUNIT ACARPORT8.00GFF 8.00GFF
7.90GFF 7.90GFF7.86FS 7.86FS7.85FL7.77FL0.5%7.85FL7.97FL,HP7.37FL1.4%9.00SL8.40FS7.45FL7.96FS8.40FS7.87INV7.85FS7.82FL1.4%1 RISERS AT4-1/4"1 RISER AT 7"8.40FS0.6%0.7%8.37TG7.90INV9.00SL8.75FS9.00SL
8.75FS
PROVIDETHICKENEDEDGE ALONGPROPERTY LINE(APPROX 18"RETAINING)01010101030405070608090202PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESTREET CENTER/
FLOW LINE SWALE FLOWLINE (TYP)SWALE FLOWLINE (TYP)EXIST. 4' SWLKEXIST. 8" CURB& GUTTERSTREET CENTER/FLOW LINE 0.7%0.7%0.5%0.5%PROPOSEDFENCE WALL7.71FS7.69FLSL=9.00(7.10)FSFACE OF PROP. BLDG WALL P/LEXISTINGBUILDING(ADJACENTNEIGHBOR)EXISTINGGROUNDOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPEFROM EXISTING GRADETO OVER-EXPROPOSEDHARDSCAPESECTION A-ASCALE: 1"=4'PROPOSEDFENCE WALL7.83FS7.81FLSL=9.00(6.89)FSFACE OF PROP. BLDG WALL P/LEXISTINGBUILDING(ADJACENTNEIGHBOR)EXISTINGGROUNDOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPEFROM EXISTING GRADETO OVER-EXPROPOSEDHARDSCAPESECTION B-BSCALE: 1"=4'8.75FSSL=9.00(7.42)FSFACE OF PROP. BLDG WALL
P/LEXISTINGGROUNDOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPEFROM EXISTING GRADETO OVER-EXPROPOSEDHARDSCAPESECTION C-CSCALE: 1"=4'EXIST. PUBLIC SIDEWALK(7.37)TC1.0%8.00GFFSL=9.00FACE OF PROP. BLDG WALL P/LEXISTINGGROUNDOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPEFROM EXISTING GRADETO OVER-EXPROPOSEDHARDSCAPESECTION D-DSCALE: 1"=4'7.90 GFF7.86 FS(7.75)FS7.70TC0.5%EXIST. PUBLICSIDEWALK0.7%PROPOSEDCARPORT ANDDRIVEWAYEXISTING GROUNDPROPOSEDFENCE WALL8.40FS8.37TGSL=9.00(6.90)FSFACE OF PROP. BLDG WALL P/LEXISTINGBUILDING(ADJACENTNEIGHBOR)EXISTINGGROUNDOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEERTEMPORARY 1:1 SLOPEFROM EXISTING GRADETO OVER-EXPROPOSEDHARDSCAPESECTION E-ESCALE: 1"=4'7.90INV1.0%FOR
BDL EQUITIES DUPLEX
417 E BAY AVE
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18008NO. REVISION DATESHEET NO. OF 55/14/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18008 417 E. Bay, Balboa\DWG\18008.GRADING.dwg OWNER:BDL EQUITIES LP417 E BAY AVENEWPORT BEACH, CA 926612C2GRADING PLAN CONSTRUCTION NOTESHARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.WALL OR FENCE PER ARCHITECT'S PLAN.FURNISH & INSTALL 3-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE FLAT GRATE.CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3.IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD-502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.CONSTRUCT NEW 1-INCH WATER SERVICE PER CITY OF NEWPORT BEACH STANDARD DRAWING STD-502-L;TRENCH RESURFACING PER DRAWING STD 105-L-B. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEPCONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD-406-L.CONSTRUCT NEW 4-INCH SEWER LATERAL AND CLEANOUTS PER CITY OF NEWPORT BEACH STANDARDDRAWING STD-406-L WITH TRAFFIC BOX AND LID; TRENCH RESURFACING PER DRAWING STD 105-L-B.123456789FINISHED FLOOR/ADJACENT GRADE DETAILNO SCALEFINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR* VERTICAL DISTANCE PER 2013 CRC SECTION R317.1 MAY BE REDUCEDPROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS AREMADE OF NATURAL DURABLE OR PRESERVATIVE-TREATED WOOD INACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFYCIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2013 CRCSECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPESENGINEERING IF THERE ARE ANY CONFLICTS.****28
HARDING STREET
EAST BAY AVENUE
℄
℄N35°26'59"E 75.05'N54°30'00"W 28.76'N35°26'38"E 75.04'N54°29'39"W 28.76'LOT 4LOT 2K I T C H E N AREF.DWTR.D I N I N G AL I V I N G AP O W D E R AE N T R Y AS T A I R AG A R A G E AG A R A G E BE N T R Y BUPUPTV ABVUPTRASHTRASHELEC. ELEC.TRASHTRASHCOATSC A R P O R T BC A R P O R T AHIGH WNDWHIGH WNDW HIGH WNDWHIGH WNDWUPHIGH WNDW HIGH WNDW HIGH WNDWHIGH WNDWF.SLAB: 9.00F.SLAB: 9.00(7.75)FL7.93FL0.6%8.00GFF9.00SLUNIT AFINSHED SLAB(SL)=9.00UNIT BFIN. SLAB(SL)=9.00UNIT AGARAGEUNIT BGARAGEUNIT BCARPORTUNIT ACARPORT8.00GFF 8.00GFF
7.90GFF 7.90GFF
7.86FS 7.86FS
7.85FL7.77FL0.5%7.85FL7.97FL,HP7.37FL1.4%9.00SL8.40FS7.45FL7.96FS8.40FS7.87INV7.85FS7.82FL1.4%1 RISERS AT4-1/4"1 RISER AT 7"8.40FS0.6%0.7%8.37TG7.90INV9.00SL8.75FS9.00SL
8.75FS
PROVIDETHICKENEDEDGE ALONGPROPERTY LINE(APPROX 18"RETAINING)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESTREET CENTER/
FLOW LINE SWALE FLOWLINE (TYP)SWALE FLOWLINE (TYP)EXIST. 4' SWLKEXIST. 8" CURB& GUTTERSTREET CENTER/FLOW LINE
0.7%0.7%0.5%0.5%FOR
BDL EQUITIES DUPLEX
417 E BAY AVE
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18008NO. REVISION DATESHEET NO. OF 55/14/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18008 417 E. Bay, Balboa\DWG\18008.GRADING.dwg OWNER:BDL EQUITIES LP417 E BAY AVENEWPORT BEACH, CA 926613C3EROSION CONTROL & DETAILS AAAAAAB1.CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF.EROSION CONTROL NOTES:SAND BAG DETAILNO SCALEAEROSION CONTROL CONSTRUCTION NOTESINSTALL SAND (OR GRAVEL) BAG BARRIER PER CASQA SE-8 AND SE-6INLET PROTECTION PER DETAIL HEREONABAREA DRAIN INLET PROJECTIONNO SCALEBLANDSCAPING OR PAVERS3" COVER MINIMUM4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM3/4" CRUSHED ROCKWRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCHPERFORATED DRAIN PIPE AND TRENCHNO SCALE18176" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100#4 REBAR TOP & BOTTOMDIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORMCRUSHED ROCK W/FILTER CLOTHFILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATIONSECTION E-EPLAN VIEWGRATEEEa- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4" from top of trenchDETAIL EBOTTOMLESS TRENCH DRAINNO SCALE*Refer to Stormwater BMP Handbook Portal: Construction, November 2009, www.casqa.orgBELOW IS A SUMMARY OF CASQA BMP'S (BEST MANAGEMENT PRACTICES) AND A DESCRIPTION OF HOWTO IMPLEMENT EACH BMP FOR THIS SITESE-6, GRAVEL BAG BERMGRAVEL BAGS WILL BE DEPLOYED YEAR-ROUND AS SHOWN ON THE SITE PLAN TO PREVENT OFFSITE RUNOFFFROM ENTERING THE PROJECT AND TO DETAIN SEDIMENT-LADEN WATER FROM LEAVING THE PROJECT. REFERTO GRAVEL BAG DETAIL ON SITE PLAN FOR MORE INFORMATION. STRAW WATTLES, SAND BAGS OR SILT FENCEMAY BE USED IN LIEU OF (OR IN CONJUNCTION WITH) GRAVEL BAGS PROVIDED THEY ARE AT LEAST AS EFFECTIVEAT TRAPPING SEDIMENT AND ARE INSTALLED PER THE CASQA FACT SHEETS.SE-7, STREET SWEEPINGNEW AND EXISTING STREETS AND DRIVEWAYS WILL BE SWEPT AND/OR VACUUMED PRIOR TO STORM EVENTSWITH A FORECASTED 50% OR GREATER PROBABILITY OF PRECIPITATION, PRIOR TO PROJECT “CLOSE-OUT” ANDAS NEEDED. WASHING STREETS INTO SURFACE WATERS OR STORM DRAINS IS PROHIBITED. THE QSP ORTRAINED INSPECTOR SHALL INSPECT ACCESS ROADS FOR SEDIMENT AND OTHER CONSTRUCTION-RELATEDMATERIALS DAILY. PRIOR TO RAIN EVENTS THE QSP SHALL REMOVE MATERIALS DEPOSITED ON THE ROADS BYVACUUMING OR SWEEPING.SE-10, STORM DRAIN INLET PROTECTIONSTORM DRAIN INLET PROTECTION WILL BE IMPLEMENTED YEAR-ROUND AT ALL APPROPRIATE INLETS AS SHOWNON THE SITE PLAN. INLETS RECEIVING RUNOFF FROM UN-STABILIZED OR ACTIVE WORK AREAS SHOULD BEPROTECTED. REFER TO INLET PROTECTION DETAIL ON THE SITE PLAN FOR MORE INFORMATION.TC-1, STABILIZED CONSTRUCTION ENTRANCE AND EXITTHE SITE ENTRANCE/EXIT WILL BE STABILIZED TO REDUCE TRACKING OF SEDIMENT AS A RESULT OFCONSTRUCTION TRAFFIC. THE ENTRANCE WILL BE DESIGNED AND GRADED TO PREVENT RUNOFF FROMLEAVING THE SITE. STABILIZATION MATERIAL WILL BE 3 TO 4-INCH AGGREGATE. CONSTRUCTION ACTIVITY TOAND FROM THE PROJECT SHALL BE LIMITED TO THE STABILIZED ENTRANCE/EXIT.NS-1, WATER CONSERVATION PRACTICESWATER CONSERVATION WILL BE PRACTICED ON-SITE THROUGHOUT THE PROJECT. LEAKS SHALL BE REPAIREDIMMEDIATELY UPON DISCOVERY. PREVENT DISPOSAL OF RINSE OR WASH WATERS OR MATERIALS ONIMPERVIOUS OR PERVIOUS SITE SURFACES OR INTO THE STORM DRAIN SYSTEM.NS-3, PAVING AND GRINDING OPERATIONPAVING AND GRINDING OPERATIONS, WILL BE IMPLEMENTED TO PREVENT PAVING MATERIALS FROM BEINGDISCHARGED OFF-SITE. SAWCUT SLURRY AND PAVEMENT MATERIALS SHALL NOT ENTER THE STORM DRAIN ORWATERCOURSES. COVERS SHOULD BE PLACED OVER EACH INLET ADJACENT TO PAVING OPERATIONS. THECOVERS CONSIST OF SCRAP CARPETING PLACE OVER, AND TUCKED UNDER, EACH INLET GRATE. FOLLOWINGPAVING OPERATIONS, THE AREA WILL BE SWEPT, INLET COVERS WILL BE REMOVED, AND THE INLETS WILL BEINSPECTED FOR PAVING MATERIALS. REFER TO CASQA FACT SHEET, NS-3 FOR IMPLEMENTATION INSTRUCTIONS.NS-6, ILLICIT CONNECTION- ILLEGAL DISCHARGE CONNECTIONINSPECT THE SITE REGULARLY TO CHECK FOR ANY ILLEGAL DUMPING OR DISCHARGE. PROHIBIT EMPLOYEESAND SUBCONTRACTORS FROM DISPOSING OF NON-JOB RELATED DEBRIS OR MATERIALS AT THECONSTRUCTION SITE. NOTIFY THE OWNER OF ANY ILLICIT CONNECTIONS AND ILLEGAL DUMPING ORDISCHARGE INCIDENTS.NS-7, POTABLE WATER IRRIGATION DISCHARGE DETECTIONADJUST WATERING TIMES AND SCHEDULES TO ENSURE THE APPROPRIATE AMOUNT OF WATER IS BEING USEDAND TO MINIMIZE RUNOFF. REPAIR BROKEN WATER LINES AND SPRINKLERS AS SOON AS POSSIBLE.NS-8, VEHICLE AND EQUIPMENT CLEANINGWASH VEHICLES AND EQUIPMENT OFFSITE OR IN SUCH A MANNER AS TO PREVENT NON-STORMWATERDISCHARGES TO SURFACE WATERS OR STORM DRAIN SYSTEM.NS-9, VEHICLE AND EQUIPMENT FUELINGFUEL VEHICLES AND EQUIPMENT OFFSITE OR PLACE IN A DESIGNATED AREA FITTED WITH APPROPRIATE BMPS INSUCH A MANNER AS TO PREVENT NON-STORMWATER DISCHARGES TO SURFACE WATERS OR STORM DRAINSYSTEM. IN ADDITION PREVENT OIL, GREASE, OR FUEL FROM LEAKING INTO THE GROUND, STORM DRAIN ORSURFACE WATERS. CLEAN LEAKS IMMEDIATELY AND DISPOSE OF MATERIALS PROPERLY.NS-10, VEHICLE AND EQUIPMENT MAINTENANCEMAINTAIN VEHICLES AND EQUIPMENT OFFSITE OR PLACE IN A DESIGNATED AREA FITTED WITH APPROPRIATEBMPS IN SUCH A MANNER AS TO PREVENT NON-STORMWATER DISCHARGES TO SURFACE WATERS OR STORMDRAIN SYSTEM. IN ADDITION PREVENT OIL, GREASE, OR FUEL FROM LEAKING INTO THE GROUND, STORM DRAINOR SURFACE WATERS. CLEAN LEAKS IMMEDIATELY AND DISPOSE OF MATERIALS PROPERLY.NS-12, CONCRETE CURINGAVOID OVER SPRAY OF CURING COMPOUNDS. MINIMIZE THE DRIFT BY APPLYING THE CURING COMPOUNDCLOSE TO THE CONCRETE SURFACE.NS-13, CONCRETE FINISHINGCOLLECT AND PROPERLY DISPOSE OF WATER FROM HIGH-PRESSURE WATER BLASTING OPERATIONS. MINIMIZETHE DRIFT OF DUST AND BLAST MATERIALS AS MUCH AS POSSIBLE BY KEEPING THE BLASTING NOZZLE CLOSE TOTHE SURFACE.NS-1, VEHICLE STORAGE AREASSTORE VEHICLES IN A DESIGNATED AREA FITTED WITH APPROPRIATE BMPS IN SUCH A MANNER AS TO PREVENTNON-STORMWATER DISCHARGES TO SURFACE WATERS OR STORM DRAIN SYSTEM. IN ADDITION PREVENT OIL,GREASE, OR FUEL FROM LEAKING INTO THE GROUND, STORM DRAIN OR SURFACE WATERS. CLEAN LEAKSIMMEDIATELY AND DISPOSE OF MATERIALS PROPERLY.WM-1, MATERIAL DELIVERY AND STORAGEMATERIAL DELIVERY AND STORAGE WILL BE IMPLEMENTED TO HELP PREVENT DISCHARGES OF CONSTRUCTIONMATERIALS DURING DELIVERY, STORAGE, AND USE. A GRAVEL BAG BARRIER (BMP SE-6) WILL BE PROVIDEDAROUND THE STORAGE AREA TO PREVENT RUN-ON FROM ADJACENT AREAS. STORAGE AREAS WILL BE WELLORGANIZED AND PLASTIC COVERS WILL BE USED DURING THE RAINY SEASON. CHEMICALS SHALL BE STORED INWATERTIGHT CONTAINERS (WITH APPROPRIATE SECONDARY CONTAINMENT TO PREVENT SPILLAGE ORLEAKAGE) OR IN A COMPLETELY ENCLOSED STORAGE SHED.WM-2, MATERIAL USEMINIMIZE EXPOSURE OF CONSTRUCTION MATERIALS TO PRECIPITATION.WM-3, STOCKPILE MANAGEMENTSTOCKPILE MANAGEMENT WILL BE IMPLEMENTED YEAR-ROUND TO MINIMIZE STORM WATER CONTACT WITHSTOCKPILES OF SOIL, SPOILS, STUCCO, HYDRATED LIME, AND PAVING MATERIALS SUCH AS PORTLAND CEMENTCONCRETE (PCC) RUBBLE, ASPHALT CONCRETE (AC), ASPHALT CONCRETE RUBBLE, AGGREGATEBASE, AGGREGATE SUBBASE, PRE-MIXED AGGREGATE, AND ASPHALT MINDER (SO CALLED “COLDMIX” ASPHALT), ETC… ANY ONSITE OR OFFSITE STOCKPILES ASSOCIATED WITH THIS PROJECT WILL BESURROUNDED BY GRAVEL BAGS AND COVERED IMMEDIATELY IF THEY ARE NOT SCHEDULED TO BE USED WITHIN14 DAYS. IN ADDITION, STOCKPILES WILL BE COVERED WITHIN 24 HOURS OF EACH FORECASTED 50% ORGREATER PROBABILITY OF PRECIPITATION AND DURING WINDY CONDITIONS (FORECAST OR ACTUAL WINDCONDITIONS OF APPROXIMATELY 25 MPH OR GREATER). LIMIT THE USE OF PLASTIC MATERIALS WHEN MORESUSTAINABLE, ENVIRONMENTALLY FRIENDLY ALTERNATIVES EXIST. WHERE PLASTIC MATERIALS ARE DEEMEDNECESSARY, THE QSP OR CONTRACTOR SHALL CONSIDER THE USE OF MATERIALS RESISTANT TO SOLARDEGRADATION.WM-4, SPILL PRESERVATION AND CONTROLTHE QSP OR CONTRACTOR SHALL DEVELOP A SPILL PREVENTION PLAN. EQUIPMENT AND MATERIALS FORCLEANUP OF SPILLS SHALL BE AVAILABLE ONSITE. SPILLS SHALL BE CLEANED UP IMMEDIATELY AND DISPOSEDOF PROPERLY. SPILL RESPONSE PERSONNEL SHALL BE ASSIGNED AND TRAINED. SPILL CLEAN-UP MATERIALSMAY INCLUDE THE FOLLOWING: ABSORBENT PADS, PLASTIC BAGS, AND EMPTY CONTAINERS IN A 55-GALLONDRUM, RED FIRE STEP CAN FOR OILY AND/OR SOLVENT RAGS, 5-GALLON POLY BUCKETS WITH LIDS FORMISCELLANEOUS AND SMALL AMOUNTS OF SPILL CLEANUP WASTES, AND HAZARDOUS WASTE LABELS.WM-5, SOLID WASTE MANAGEMENTSOLID WASTE MANAGEMENT WILL BE IMPLEMENTED THROUGHOUT THE DURATION OF THE PROJECT TOMINIMIZE STORM WATER CONTACT WITH WASTE MATERIALS AND PREVENT WASTE DISCHARGES. SOLID WASTESWILL BE LOADED DIRECTLY INTO TRUCKS FOR OFF-SITE DISPOSAL. WHEN ON-SITE STORAGE IS NECESSARY,SOLID WASTES WILL BE STORED IN WATERTIGHT DUMPSTERS OR SURROUNDED BY GRAVEL BAGS AND COVEREDIMMEDIATELY. COVER WASTE DISPOSAL CONTAINERS AT THE END OF EVERY BUSINESS DAY AND DURING A RAINEVENT. PREVENT DISCHARGES FROM CONTAINERS TO SURFACE WATERS OR STORM DRAIN SYSTEM.WM-6, HAZARDOUS WASTE MANAGEMENTTHE FOLLOWING MATERIALS ARE CONSIDERED HAZARDOUS WASTES: PETROLEUM PRODUCTS, CONCRETECURING COMPOUNDS, PALLIATIVES, SEPTIC WASTES, STAINS, WOOD PRESERVATIVES, ASPHALT PRODUCTS,PESTICIDES, ACIDS, PAINTS, SOLVENTS, ROOFING TAR, ASBESTOS, PCBS, AND ANY MATERIALS DEEMED AHAZARDOUS WASTE IN CALIFORNIA, TITLE 22 DIVISION 4.5, OR LISTED IN 40 CFR PARTS 110, 117, 261, OR 302.WASTES SHOULD BE STORED IN SEALED CONTAINERS CONSTRUCTED OF A SUITABLE MATERIAL AND SHOULD BELABELED AS REQUIRED BY TITLE 22 CCR DIVISION 4.5 AND 49 CFR PARTS 172, 173, 178, AND 179. SECONDARYCONTAINMENT SHALL BE PROVIDED IN ACCORDANCE WITH BMP WM-6.WM-8, CONCRETE WASTE MANAGEMENTCONCRETE WASTE MANAGEMENT, WILL BE IMPLEMENTED AND A CONCRETE WASHOUT FACILITY WILL BECONSTRUCTED. ALL EXCESS CONCRETE AND CONCRETE WASHOUT SLURRIES WILL BE DISCHARGED TO THEWASHOUT FACILITY FOR DRYING. BMP MAINTENANCE, WASTE DISPOSAL, AND BMP REMOVAL WILL BECONDUCTED AS DESCRIBED PER CASQA BMP WM-3. CONCRETE WASHOUT AND OTHER WASHOUT AREASSHALL BE CONTAINED SO THERE IS NO DISCHARGE INTO UNDERLYING SOIL AND ONTO THE SURROUNDINGAREAS.WM-9, SANITARY-SEPTIC WASTE MANAGEMENTSANITARY AND SEPTIC WASTE MANAGEMENT WILL BE IMPLEMENTED THROUGHOUT THE DURATIONS OF THEPROJECT. THE PORTABLE TOILETS WILL BE LOCATED AWAY FROM CONCENTRATED FLOW PATHS AND TRAFFICFLOW. ENSURE THE CONTAINMENT OF PORTABLE TOILETS TO PREVENT DISCHARGES OF POLLUTANTS TOSURFACE WATER OR STORM DRAIN. INSPECT SANITARY AREAS REGULARLY FOR LEAKS AND SPILLS. WEEKLYMAINTENANCE AND CLEANING WILL BE PROVIDED AND WASTES WILL BE DISPOSED OFF-SITE.CASQA NOTES*:29
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