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HomeMy WebLinkAboutPA2022-0242_20221123_IncompleteLetter Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING November 23, 2022 Joseph Remick Sagemodern 601 4th St, Unit 129 San Francisco, CA 94107 Application No. Coastal Development Permit (PA2022-0242) Address 1123 E Balboa Blvd Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. The following documentation is required to complete the application: Planning Division Plans: 1. G000 a. Provide the proposed open volume. b. Change all references to “duplex” to “Single Family Home and Jr. ADU”. c. Provide the existing grade and slope of the lot. Provide detailed calculations for these values. i. Verify if the slope is more than 5%. If it is, modify height and natural grade measurements, and design (if applicable). ii. See NBMC 20.30.050.B for more information. d. Provide the following notes: i. Setbacks to be measured from face-of-finish. ii. Fences, hedges, walls, retaining walls, guardrails and handrails of any combinations therefor shall not exceed 42 inches from existing grade prior to construction within the required front setback area(s). iii. Fences, hedges, walls, retaining walls, guardrails and handrails of any combinations therefor shall not exceed 36 inches from existing grade prior to construction within the Oceanfront encroachment area. 2. C-06 a. Verify the grade is not raised more than 18” from natural grade in the side setbacks. Verify the grade is not raised more than 30” from natural grade in the front setbacks. Page 2 b. Walls are over-height. See below for wall height requirements. All wall heights are measured from natural grade at the base of the wall. i. Side setbacks: 6’ ii. Front setback: 42” iii. Oceanfront encroachment: 36” c. Indicate natural grade for all walls. d. Ensure site and grading plans match in design and wall elevations. 3. A000 a. Ensure site and grading plans match in design and wall elevations. b. Ensure wall heights are compliant. See correction 2b above. c. Use the ft’ in” dimension format when indicating distances. 4. A110 a. Rename all references to the JADU “ADU” or “Jr. ADU.” 5. A120 a. Rename all references to the JADU “ADU” or “Jr. ADU.” b. Indicate the types of appliances included in the JADU. 6. A130 a. Add a note indicating the maximum ceiling height in the storage area. b. Rename “3rd Floor Setback” “3rd Floor Stepback.” c. Add note: “Mechanical equipment shall be screened from view from the public right-of-way and adjacent residential properties as seen from a point 6’ above the ground. d. Dimension eave distance to property line. e. Add note: “Front roof shall not be used as a walking surface.” 7. A140 a. Dimension eave distance to property line. b. Rename “3rd Floor Setback” “3rd Floor Stepback.” c. Dimension all eaves or call out typical eave depth. 8. A200, A201, A301, A302, A302, A303 a. Dimension overall height of the building. b. Indicate the elevations of all critical roofs and flat elements. (example: XX.XX’) c. See correction 1c above. 9. Other a. Provide a floor area and open volume exhibit on a new page(s). b. Insert the SB330 Demolition form into the plan set. Notice: 10. An AIC approval and subsequent Coastal Commission and Public Works approvals will be required for the Oceanfront encroachment improvements. 11. A recorded Waiver of Coastal Protection will be required as a condition of approval. Public Works: 12. Comply with Public Works corrections and redlines from the Public Works Project Review Request (attached). Building Division: 13. See attached Building Division Project Review Request. Page 3 Email updated submittal materials to Caitlyn Curley at ccurley@newportbeachca.gov. Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact Caitlyn Curley, Planning Technician at 949-644-3235 or ccurley@newportbeachca.gov. By: Attachments: Building Division Project Review Request Public Works Department Project Review Request Redlined Plans. c: 1123 Balboa Partners LLC 601 4th St, Unit 129 San Francisco, CA 94107 Joseph Remick Sagemodern 601 4th St, Unit 129 San Francisco, CA 94107 Tmplt: 06/07/19 P ROJECT R EVIEW R EQUEST C O M M U N I T Y D E V E L O P M E N T D E P AR T M E N T Planning Division Please Distribute to: Building/Tonee Thai Public Works /David Keely Date: November 16, 2022 Please return PRR and Plans to Staff Planner Caitlyn Curley, Planning Technician 949-644-3235 or ccurley@newportbeachca.gov Applicant: Joseph Remick Contact: Joseph Remick (415) 730-4444 joseph@sagemodern.com Project Name 1123 Balboa Partners LLC Address: 1123 E Balboa Blvd PA2022-0242 The demolition of an existing duplex and construction of a new, 3- story 3,003 sq. ft. single family home with a 2-car garage and a 235 sq. ft. junior ADU on an ocean front parcel. REPORT REQUESTED BY: November 22, 2022 ZONING ADMINISTRATOR HEARING DATE: TBD Check all that apply: ❑ No comments on the project as presented. Notes: 1) Drainage from Ocean Front Public Way not permitted to drain towards private property. Existing conditions drained away from private property. 2) The top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage devise a minimum of 12 inches plus 2 percent. Drainage shall conform to Section 15.10.120 of the NBMC. (NBMC 15.10.060, CBC 1808.7.4) 3) Provide minimum 3 feet deep landings at doors. 4) Clarify whether proposed design is for an Accessory Dwelling Unit or Junior Accessory Dwelling Unit. Project description is for JADU but plans show ADU. Fire and sound separation required between ADU and main dwelling. Tonee Thai 1867 11-22-2022 Signature Ext. Date X Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: COVERSHEET Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 G000 ID G000 C-01 C-02 C-03 C-04 C-05 C-06 C-07 C-08 C-09 C-10 C-11 C-12 A000 A100 A110 A120 A130 A140 A200 A201 A301 A302 A303 NAME COVERSHEET CIVIL TITLESHEET TOPOGRAPHIC SURVEY EROSION CONTROL PLAN DEMOLITION PLAN SITE IMPROVEMENT PLAN PRECISE GRADING PLAN STORM DRAIN PLAN WET UTILITY PLAN DETAIL SHEET DETAIL SHEET SOILS REPORT SOILS REPORT ARCHITECTURAL SITE PLAN FOUNDATION PLAN 1st LEVEL - FLOOR PLAN 2nd LEVEL - FLOOR PLAN 3rd LEVEL - FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS BUILDING SECTIONS BUILDING SECTIONS BUILDING SECTIONS FLOOR AREA LIMITATION BUILDABLE AREA : 24 FT x 72 FT = 1728 SF MAXIMUM FLOOR AREA RATIO (FAR) : 1728 SF x 2.0 = 3456 SF MAIN RESIDENCE - FAR : GARAGE 421 sf FIRST FLOOR 1105 sf SECOND FLOOR 1178 sf THIRD FLOOR / ROOF 299 sf SUBTOTAL HEATED FLOOR AREA 3003 sf JUNIOR ADU - FAR: SECOND FLOOR 235 sf PROPOSED FAR: 3238 sf ALLOWABLE FAR : 3456 sf DELTA (218) sf FLOOR AREA LIMITATION BUILDABLE AREA : 24 FT x 72 FT = 1728 SF MAXIMUM FLOOR AREA RATIO (FAR) : 1728 SF x 2.0 = 3456 SF MAIN RESIDENCE - FAR : GARAGE 421 sf FIRST FLOOR 1105 sf SECOND FLOOR 1178 sf THIRD FLOOR / ROOF 299 sf SUBTOTAL HEATED FLOOR AREA 3003 sf JUNIOR ADU - FAR: SECOND FLOOR 235 sf PROPOSED FAR: 3238 sf ALLOWABLE FAR : 3456 sf DELTA (218) sf DESIGN TEAM SURVEYOR & CIVL ENGINEER : CDR contact : Aaron Albertson t: 949-610-8997 4121 Westerly Place #112, Newport Beach, CA 92660 GEOTECHNICAL ENGINEER : EGA Consultants contact : David Worthington t: 949-642-9309 375-C Monte Vista Ave, Costa Mesa, CA 92627 ARCHITECT : sagemodern contact : Joseph Remick t: 415-730-4444 601 4th Street #129, San Francisco, CA 94107 STRUCTURAL ENGINEER : Plan North contact : David Fulton t: 208-412-8744 250 Bobwhite Ct #130, Boise, ID 83706 MEP ENGINEERING : Elemental MEP contact : John Godak t: 208.656.1800 206 B Street, Idaho Falls, ID 83402 GENERAL CONTRACTOR : sagemodern contact : Blair Porteous t: 415-315-9881 601 4th Street - # 129, San Francisco, CA 94107 SHEET INDEX DRAWING SYMBOLS 1. THESE GENERAL NOTES APPLY TO THE CONSTRUCTION DOCUMENTS AND SHALL GOVERN UNLESS OTHERWISE NOTED BY GENERAL NOTES OR KEYNOTES ON SPECIFIC SHEETS. 2. DO NOT SCALE DRAWINGS FOR DIMENSIONS. 3. SEE SHEET A000 (ARCHITECTURAL SITE PLAN) FOR PROPERTY INFORMATION. 4. PROVIDE A SAFE MEANS OF EGRESS THOUGH AND/OR AROUND THE BUILDING AND SITE PER APPLICABLE CODES AND REGULATIONS AT ALL TIMES DURING THE CONSTRUCTION PROCESS. MINIMIZE DISRUPTION TO ADJACENT AREAS / FLOORS AS MUCH AS POSSIBLE. 5. NOTIFY ARCHITECT PROMPTLY IF INFORMATION SHOWN IN ONE CONSTRUCTION DOCUMENT CONFLICTS WITH INFORMATION SHOWN ON ANOTHER 6. NOTIFY ARCHITECT PROMPTLY IF CONSTRUCTION DOCUMENTS ARE INCONSISTENT WITH CURRENT APPLICABLE CODES AND REGULATIONS. 7. NOTIFY ARCHITECT PROMPTLY IF ANY EXISTING CONDITIONS CONFLICT WITH THE CONSTRUCTION DOCUMENTS. 8. STRUCTURAL MEMBER PROFILES AS INDICATED ON ARCHITECTURAL DRAWINGS MAY VARY FROM ACTUAL FROM ACTUAL PROFILES AND SIZES INDICATED ON THE STRUCTURAL DRAWINGS. STRUCTURAL DRAWINGS SHALL GOVERN. 9. COORDINATE EXACT LOCATIONS OF LIGHT FIXTURES, SPEAKERS, SMOKE DETECTORS, ACCESS PANELS, SPRINKLER HEADS, HVAC DUCTS, DIFFUSERS, REGISTERS AND OTHER SUCH CEILING ITEMS WITH MECHANICAL, ELECTRICAL AND OTHER TRADES. NOTIFY ARCHITECT PROMPTLY IF ANY LOCATIONS CONFLICT WITH ARCHITECTURAL REFLECTED CEILING PLANS. 10. DIMENSIONS ARE TO FACE OF STUDS UNLESS NOTED OTHERWISE. 11. INSULATION SHALL MEET CALIFORNIA ENERGY COMMISSION QUALITY STANDARDS AND BE CERTIFIED BY THE MANUFACTURER. 12. ALL WINDOWS AND DOORS SHALL BE DOUBLE GLAZED U.O.N. 13. SAFETY GLAZING SHALL BE PROVIDED IN ACCORDANCE WITH CRC SECTION R308.4. 14 GENERAL LIGHTING IN KITCHENS AND BATHS SHALL HAVE AN EFFICIENCY OF 40 LUMENS PER WATT. 15. ALL TOILETS ARE TO BE ULTRA LOW FLOW 1.28 GALLONS MAXIMUM FLUSH CAPACITY. 16. SMOKE AND CARBON MONOXIDE DETECTORS SHALL BE PROVIDED IN ACCORDANCE WITH CRC SECTIONS R314 AND R315. 17. GUARDS SHALL BE INSTALLED FOR ANY AREA MORE THAN 30" ABOVE GRADE AND RISE A MINIMUM OF 42" ABOVE F.F. AS WELL AS HAVE RAILING SPACING SUCH THAT A 4" DIA. SPHERE CANNOT PASS THROUGH PER CRC SECTION R312.1. 18. UNLESS SPECIFICALLY SHOWN ON THESE PLANS NO STRUCTURAL MEMBER SHALL BE CUT, DRILLED, OR NOTCHED WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE STRUCTURAL ENGINEER. BUILDING DEPT. NOTES : 1. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING & UNDERPINNING 2. TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTERAUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.120. 3. PROVIDE A PROJECT INFORMATION SIGN IN DESIGNATED "HIGH DENSITY AREAS". PROJECT SIGN SHALL COMPLY WITH NBMC SECTION 15.60.030. GRADING NOTE : 1. CONTRACTOR SHALL USE THE CITY STANDARD FOR '30-DAY NOTICE OF INTENT TO EXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. ELEVATION REVISION 1 A501 (NOTE)SHEET WHERE OCCURS DETAIL NUMBER SHEET WHERE OCCURS SECTION NUMBER VIEW DIRECTION ELEVATION NUMBER SHEET WHERE OCCURS 1 A201 1 A301 SHADING INDICATES DIRECTION OF VIEW WINDOW CALL-OUT DOOR CALL-OUT SEE SCHEDULE ON SHEETS A601 & A602 SEE SCHEDULE ON SHEET A60111a 101A 1 SCOPE OF WORK ABBREVIATIONS (N) U.O.N. STRUCT. THK. T.O.S. T.O. TYP. T.O.W. WD. WT. w/ Wood Weight With Unless Otherwise Noted Top of Steel Typical Top of Wall Structural Thick Top of OPP. O.C. PL. PLY-WD. R.D. REQ'D. RM. R.O. SIM. SHT. Rough Opening Similar Sheet Required Room Roof Drain Plywood Opposite On Center Property Line NO. GLAZ. GYP-BD. HR. HT. INS. INT. LEV. JT. MECH. MAX. MFR. MIN. MOD. MTL. N.I.C. Level New Number Minimum Module Metal Not In Contract Mechanical Maximum Manufacturer Hour Height Insulation Interior Joint Glazing Gypsum Board DN. DIM. DTL. DWG. EA. EQ. EXT. EQUIP. (E) F.F.E. FLR. ELEC. FIN. F.O. F.O.W. F.O.S. FURR. GA. Finish Floor Elevation Finish Face of Face of Wall Face of Stud Furring Gauge Exterior Existing Floor Equal Equipment Electrical Down Dimension Detail Drawing Each CIV. ADJ. BD. BLKG. BETW. BM. C.I.P. CLNG. CL C.J. CLR. CONST. CONC. COL. DBL. CONT. A.F.F. @ Ceiling Clear Construction Concrete Column Double Continuous Civil Cast In Place Center Line Control Joint Above Finish Floor Board At Between Blocking Beam Adjacent REFR.Refrigerator T.O.C.Top of Concrete O/A Overall FNDN.Foundation DS.Downspout H.B.Hose Bib C.O.Cleanout P.O.C.Point of Connection S.S.D.See Structural Details O.D.Overflow Drain NEIGHBORHOOD MAP CITY MAP REGION MAP THE FOLLOWING WILL BE COMPLETED TO CONSTRUCT A NEW DUPLEX: 1. MASS EXCAVATION, ROUGH GRADING, DRAINAGE AND UNDERGROUND UTILITIES INSTALLED TO CONSTRUCT THE FOUNDATION AND RETAINING WALLS. 2. CONCRETE WORK TO CONSTRUCT FOUNDATION, RETAINING WALLS, PATIO SURFACES, SITE STAIRS AND WALKWAYS. 3. FRAMING AND INSULATION OF FOUNDATION PONY WALLS AND 3 STORY DUPLEX STRUCTURE. 4. INSTALL STRUCTURAL HOLD DOWNS TO FOUNDATION AND OTHER CONSTRUCTION CONNECTIONS AND WATERPROOFING. 6. CONNECT ALL UTILITIES AND TEST CONNECTIONS. 7. COMPLETE ALL EXTERIOR FINISHES. 8. COMPLETE ALL INTERIOR FINISHES. 9. INSTALL ROOF MEMBRANE, ROOF DECK SURFACE AND GUARDRAILS. 10. COMPLETE FINAL GRADING AND LANDSCAPING ELEMENTS. CODE SUMMARY PROPERTY INFORMATION: STREET ADDRESS: 1123 BALBOA BLVD E 1123 BALBOA BLVD. E NEWPORT BEACH, CA 92661 APN: 048-152-09 LOT SIZE: 3548 SF (0.081 ACRES) OCCUPANCY TYPE: R-3 (SINGLE FAMILY RESIDENCE) CONSTRUCTION TYPE: VB APPLICABLE CODES : CALIFORNIA CODE OF REGULATIONS (CCR) TITLE 24 PART 2.5: BUILDING: 2019 CRC PART 3: ELECTRICAL: 2019 CEC PART 4: MECHANICAL: 2019 CMC PART 5: PLUMBING: 2019 CPC PART 6: 2019 CALIFORNIA ENERGY CODE PART 9: 2019 CALIFORNIA FIRE CODE 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE CA. HEALTH AND SAFETY CODE DIV. 13, PART 6 AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED PER CRC 313 WUI REFERENCE CODE CRC R337 FIRE HAZARD SEVERITY ZONE - N/A: FIRE SPRINKLERS : EACH DUPLEX UNIT IS TO BE EQUIPPED WITH A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D. EACH DUPLEX SHALL HAVE INDEPENDENT FIRE RISERS FROM EACH SEPARATE WATER METER. GAS FIREPLACES: 2 TOTAL - ALL PRE-MANUFACTURED (UNIT A - LIVING ROOM, UNIT B - LIVING ROOM) ALL PRE-MANUFACTURED FIREPLACES WILL BE "LISTED" APPROVED UNITS, AND THE LISTING AND INSTALLATION MANUAL SHALL BE AVAILABLE FOR REVIEW BY THE CITY FIELD INSPECTOR UPON REQUEST. APPROVAL STAMPS GENERAL NOTES 1123 BALBOA BLVD E 1123 BALBOA BLVD. E - NEWPORT BEACH - CA APN : 048-152-09 PROPERTY OWNER: 1123 BALBOA PARTNERS, LLC 601 4TH STREET # 129, SAN FRANCISCO, CA 94107 USA T: 415.531.1880 FLOOR AREA SUMMARY DEFERRED SUBMITTALS ALL DEFERRED SUBMITTALS ARE TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD & CERTIFIED BEFORE SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY 1. FIRE SPRINKLERS PLAN. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 2. OBTAIN A SEPARATE SOLAR PV PLAN PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. UNIT A REQUIRES MIN. 2.72kW DC AND UNIT B REQUIRES MIN 2.17kW DC PER CF-R1 FORMS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50 dba (55 dba WITH TIMER; 65 dba WITH TIMER AND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE EQUIPMENT IN EQUIPMENT WELL ON THE ROOF IF NECESSARY. 4. PREFABRICATED GLASS RAILING SYSTEM. 5. A SEPARATE PERMIT IS REQUIRED FOR: a. ACCESSORY STRUCTURES. b. MASONRY OR CONCRETE FENCES OVER 3.5 FT. ABOVE GRADE OR WITHIN 3 FEET OF THE PROPERTY LINE. c. RETAINING WALLS OVER 4 FEET HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF THE WALL AND ANY RETAINING WALL WITHIN 3 FEET OF THE PROPERTY LINE REGARDLESS OF HEIGHT. - Open Volume: ? sq. ft. (260 sq. ft. min) - Slope and Calcs (verify if > 5%) - Established Grade and Calcs (See NBMC 20.30.050.B) - Landscape Area Floor area/open volume exhibit Single Family Home and JADU GSPublisherVersion 969.31.31.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 SHEET INDEX VICINITY MAP CONTRACTOR'S NOTES: SITE IMPROVEMENT PLANS FOR 1123 BALBOA BLVD, NEWPORT BEACH, CA CIVIL ENGINEER: SURVEYOR: SITE ADDRESS SOILS ENGINEER ENCROACHMENT NOTES: ABBREVIATIONS:EARTHWORK APN: 052-021-08 TITLE SHEET ARCHITECT/DEVELOPER: GENERAL NOTES: C-01 01 SITE AREAS E B A L B O A B L V D NE W P O R T B A L B O A B I K E T R A I LC STREETD STREETCO R O N A D E L M A R B E N D GSPublisherVersion 969.31.31.100 30.01'315.96' TO INT.225.22' TO INT.N25°48'14"E 80.00' N25°48'39"E 80.00' 15.80' 15.80'50.00' 50.00'N64°08'40"W 30.00'N64°08'40"W 29.99'LOT 10 LOT 11 RESIDENCE RESIDENCE E. BALBOA BOULEVARDXXGARAGE OCEAN FRONTGMXCONC. 50.0 1.0 12.0 5.0 7.0 2.3 2.3 2.92.7 2.7 2.9 9.8 9.7 XXXCONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC.CONC. CONC. CONC. CONC.CONC. CONC. CONC. CONC.CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC.CONC.CONC. CONC. CONC. CONC. CONC.CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC.CONC. CONC.CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC.CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC.CONC.CONC.ACACACACAC ACAC ACACACACACAC ACCONC.CONC.RESIDENCE CONC. CONC.PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE EXISTING BUILDING FF=14.73 EXISTING BUILDING N.A.P EXISTING BUILDING N.A.P NUMBER DATE REVISIONS APP'V'D BENCHMARK: CHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM)1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 TOPOGRAPHIC SURVEY EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEGEND EXISTING CONCRETE EXISTING LANDSCAPE EXISTING RETAINING WALL EXISTING FENCE EXISTING BUILDING LIMITS PROPERTY LINE CENTERLINE BENCHMARK: THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) LOT 11 EAST SIDE ADDITION TO THE BALBOA TRACT. M.M. 4/20 LEGAL DESCRIPTION: C-02 02 AC ASPHALT BLDG BUILDING BS BOTTOM OF STEP CF CURB FACE CY CUBIC YARDS DIA DIAMETER DIM DIMENSION EX EXISTING EW EACH WAY FF FINISH FLOOR FG FINISH GRADE FL FLOW LINE FS FINISH SURFACE GB GRADE BREAK GFF GARAGE FINISH FLOOR HORIZ HORIZONTAL INV INVERT MAX MAXIMUM MIN MINIMUM OC ON CENTER PL PROPERTY LINE PT POINT TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TS TOP OF STEP TYP TYPICAL TW TOP OF WALL VERT VERTICAL W WIDTH ABBREVIATIONS: X X RDM SURVEYING INC. RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 OFFICE: 949.858.2924 CELL: 949.422.1869 RDMSURVEYING@COX.NET GSPublisherVersion 969.31.31.100 30.01'315.96' TO INT.225.22' TO INT.N25°48'14"E 80.00' N25°48'39"E 80.00' 15.80' 15.80'50.00' 50.00'N64°08'40"W 30.00'N64°08'40"W 29.99'E. BALBOA BOULEVARDXOCEAN FRONTXXW N64°08'40"W 30.00'PROPOSED BUILDING 1 1 1 1 1 1 11 1 EXISTING BUILDING N.A.P EXISTING BUILDING N.A.P 2 2 2 2 2 2 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 EROSION CONTROL PLAN C-03 03 EROSION CONTROL NOTES: 1 GRAVEL BAG BARRIER PER CASQA DETAIL SE-6, SEE DETAIL A, THIS SHEET GRAVEL BAG INLET PROTECTION PER CASQA DETAIL SE-10. SEE DETAIL B, THIS SHEET. 2 LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED RETAINING WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE PROPOSED GRAVEL BAGS GRAVEL BAG DETAIL A NOT TO SCALE A 12"SECTION A-A A 3" MIN. OPENING BETWEEN BAGS TOP ROW INLET PROTECTION B NOT TO SCALE NEW CATCH BASIN GRAVEL BAGS PER DETAIL "A", THIS SHEET FILTER FABRIC GSPublisherVersion 969.31.31.100 30.01'315.96' TO INT.225.22' TO INT.N25°48'14"E 80.00' N25°48'39"E 80.00' 15.80' 15.80'50.00' 50.00'N64°08'40"W 30.00'N64°08'40"W 29.99'E. BALBOA BOULEVARDXXOCEAN FRONTXXXXPROPOSED BUILDING EXISTING BUILDING N.A.P EXISTING BUILDING N.A.P WM 1 SEWER CLEAN OUT1GM 2 2 2 2 2 33364 54459BEGIN 9END 9BEGIN 9 END 9BEGIN 9END 9 9 9 3 3 3 3 5 9BEGIN 9 9 9 6 6 6 6TYP 6TYP 4 4 4 4 4 4 4 4 7 7 8 8 4 1 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 DEMOLITION PLAN C-04 04 LEGEND EXISTING CONCRETE EXISTING LANDSCAPE EXISTING WALL EXISTING BUILDING LIMITS PROPERTY LINE CENTERLINE DEMOLITION NOTES: PROTECT IN PLACE, ITEM NOTED REMOVE EXISTING BUILDING REMOVE EXISTING LANDSCAPING. REMOVE CONCRETE. REMOVE EXISTING FENCE EXISTING CONCRETE STEPS. REMOVE EXISTING SIDEWALK. REMOVE EXISTING DRIVE ENTRANCE. REMOVE EXISTING WALL. 1.ENTIRE SITE AND STRUCTURE TO BE DEMOLISHED COORDINATE WITH LANDSCAPE ARCHITECT TO CONFIRM ANY EXISTING PLANT MATERIAL TO BE PROTECTED IN PLACE, REMOVED, STORED, OR REPLANTED PRIOR TO DEMO. 2.VERIFY WITH SOILS ENGINEER IF SITE CONCRETE WORK TO BE DEMOLISHED CAN BE CRUSHED AND RECYCLED TO BE USED AS ONSITE BASE MATERIAL. 3.UTILITIES SHOWN ON THIS PLAN FOR REFERENCE ONLY, IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY AND CONFIRM THE LOCATION, DEPTH, AND CONDITION OF ALL ONSITE UTILITIES. ALL DRY UTILITIES TO BE CONFIRMED WITH SEPARATE MEP CONSULTANT. CONTRACTOR NOTES: 1 2 3 4 5 6 7 8 9 GSPublisherVersion 969.31.31.100 36.00'30.01'315.96' TO INT.225.22' TO INT.N25°48'14"E 80.00' N25°48'39"E 80.00' 15.80' 15.80'50.00' 50.00'N64°08'40"W 30.00'N64°08'40"W 29.99'E. BALBOA BOULEVARDXOCEAN FRONTXXPROPOSED BUILDING EXISTING BUILDING N.A.P EXISTING BUILDING N.A.P 1 1 1 1 222 2 2 2 2 2 222 2 3 3 44 4 4 10 10 7 7 8 8 9 9 7.72'13.04'66.96'6.00'7.00' 1.00'3.16'23.75'3.10'1 2 (1X) 6" RISERS 3 (5X) 6" RISERS 3 (5X) 6" RISERS WITH 1.5% SLOPE 3 (1X) 6" RISERS 21.84'29.99'8.08'7.03'19.75'3.21'5 5 6 11 11 11 4 4 4 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 SITE IMPROVEMENT PLAN C-05 05 LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE CONSTRUCTION NOTES 1 PROPOSED RESIDENTIAL STRUCTURE, UNDER SEPARATE PLAN AND PERMIT, SEE ARCHITECTURAL PLANS CONSTRUCT 4" THICK CONCRETE FLATWORK ON APPROVED SUBGRADE. SEE SHEET C-12 FOR SOILS REPORT RECOMMENDATIONS FOR SUBGRADE PREP. SEE SEPARATE ARCHITECTURAL PLAN FOR MATERIAL COLOR AND FINISH. CONSTRUCT CONCRETE STEPS. CONSTRUCT 0" OFFSET 6' HIGH SITE WALL ON PROPERTY LINE PER SEPARATE STRUCTURAL PLAN AND PERMIT. INSTALL TRENCH DRAIN PER SEPARATE STORM DRAIN PLAN,SEE SHEET C-07. INSTALL ROOF DOWN SPOUT, SEE SHEET C-07. CONSTRUCT DRIVE APPROACH PER CITY OF NEWPORT BEACH STD 162. INSTALL 1' WIDE X 1' DEEP AC PATCH BACK PER CITY OF NEWPORT BEACH STD 162. CONSTRUCT TYPE 'A' 6" CONCRETE CURB AND GUTTER IN PUBLIC RIGHT OF WAY PER CITY OF NEWPORT BEACH STD 182. CONSTRUCT CONCRETE SIDEWALK IN PUBLIC RIGHT OF WAY PER CITY OF NEWPORT BEACH STD 180. INSTALL STORM DRAIN INLET PER SEPARATE STORM DRAIN PLAN, SHEET C-07 2 3 4 5 6 7 8 9 10 11 GSPublisherVersion 969.31.31.100 30.01'315.96' TO INT.225.22' TO INT.N25°48'14"E 80.00' N25°48'39"E 80.00' 15.80' 15.80'50.00' 50.00'N64°08'40"W 30.00'N64°08'40"W 29.99'E. BALBOA BOULEVARDXOCEAN FRONTXXW EXISTING BUILDING N.A.P EXISTING BUILDING N.A.P 1/4" GARAGE LIP2.0% 2.0%8.76LIP 8.74FS 8.80 FS 8.88FS 9.69TS-FF9.19FS MATCH (8.50TC)(7.96FL) MATCH(8.48TC) (7.98FL) MATCH(8.63FS) MATCH (8.62FS) 7.98 FL 7.96 FL 9.4% 8.74 FS 9.3%8.74 FS MATCH (8.93FS) 12.25TS-FF11.83FS 11.83TS11.33BS 9.83TS9.33BS 11.33TS 10.83BS 10.83TS 10.33BS 10.33TS 9.83BS 12.24TS11.82BS11.89TG18.23TW 12.23FS 2.0% 12.31FF 12.23FS PROPOSED RESIDENCE FF=12.31 PAD=11.39 12.23 FS 12.31TS-FF 11.83FS 11.83TS11.33BS 11.30TS10.80BS 10.77TS 10.27FS 10.24TS 9.74BS 9.71TS 9.21BS 11.72 FS 2.0% 15.19TW(12.18FS) 15.19TW (12.15FS) 15.19TW (12.19FS)1.3%6" STEP UP TO HOUSEMECHANICAL ROOM FF=12.25 PAD=11.33 LOWER LEVEL TO GARAGE FF=9.69 PAD=8.77 11.67 TG 1.5%1.0%MATCH (8.96FS) 1.8% 1.8% EXISTING GAS METER TO REMAIN 8.89 FS RIDGERIDGE12.07 TG 12.07 TG 12.07 TG 1.6% 1.0% 1.4% 1.3% 1.3% (15.42TW) (12.29FS) (12.23) FS (11.95) FS (10.18FS-TC) 9.27FS PROP.CURB (9.16FS) 8.97FS 1.8% 2.0% (13.77) FS (13.33) FS (11.35) FS (9.02) FS 11.81 FS 18.23TW 12.23FS 17.68TW11.68FS 12.16FS 12.16 FS (8.66) FS 8.74FS NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 PRECISE GRADING PLAN C-06 06 LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE Raise max 18" above NG. NG? NG? 3' from EG Max. Over height. GSPublisherVersion 969.31.31.100 30.01'315.96' TO INT.225.22' TO INT.N25°48'14"E 80.00' N25°48'39"E 80.00' 15.80' 15.80'50.00' 50.00'N64°08'40"W 30.00'N64°08'40"W 29.99'E. BALBOA BOULEVARDXOCEAN FRONTXXSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD W SD SD EXISTING BUILDING N.A.P EXISTING BUILDING N.A.P 11.63TG 4" INV-OUT: 9.93 3" INV OUT: 10.50(OVERFLOW TO CURB) 11.89TG10.14INV ROOF DRAIN CONNECTION TO AREA DRAIN W/ FILTER INSERT FORPRETREATMENT 12.23TG 10.86INV 9.90 INV 9.87 INV 9.52INV-IN9.85TOP 8.35BOTT 9.52INV-IN9.85TOP 8.35BOTT 12.07 TG 12.07TG 11.24INV 12.07 TG 9.52INV9.85TOP 8.35BOTT S=0.01 S=0.01 S= 0 . 0 1 9.56 INV 9.60INV S=0.01 S=0.01 S=0.01 CORE DRILL 3" OVERFLOW STORM DRAIN PIPE THROUGHCURB FACE INV OUT: 8.07 7.99FL S=0.01 10.35INV 8.31INV S=0.01 S=0.01S=0.01 S=0.19 32 20 23 26 21 30 21 28 28 23 2430 21 28 22 20 20 20 313131 20 30 20.00'20 23 9.54 INV28 25 CORE DRILL3" OVERFLOW STORM DRAIN PIPE THROUGH CURB FACE INV OUT: 8.04 7.96FL 24 S=0.01 8.17 INV 3128 ROOF DRAIN WITH DOWNSPOUTFILTER FOR PRETREATMENT 8.18INV 28 PROPOSED RESIDENCE FF=12.31 PAD=11.39 MECHANICAL ROOM FF=12.25 PAD=11.33 LOWER LEVEL TO GARAGE FF=9.69 PAD=8.77 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 STORM DRAIN PLAN C-07 07 CONSTRUCTION NOTES: INSTALL 4" ADS HDPE PIPE PER MANUFACTURERS RECOMMENDATION WITH BEDDING AND BACKFILL PER SOILS REPORT RECOMMENDATIONS. INSTALL 4" WIDE NDS "DURA SLOPE" CHANNEL TRENCH DRAIN WITH LIGHT DUTY RATED GRATE PER INSTALL WITH FLOGARD INSERT FILTER MODEL NO. FG-TD0F6 INSTALL 4" ADS HDPE WYE INSTALL 6" CIRCULAR AREA DRAIN IN HARDSCAPE PER DETAIL 7, SHEET 9 INSTALL 4" ADS HDPE 45° ELBOW INSTALL DRAIN THROUGH CURB FACE PER CITY OF NEWPORT BEACH STD-184. SEE DETAIL 2, SHEET 9. INSTALL VERTICAL TEE CONNECTION INSTALL VERTICAL 90° ELBOW INSTALL 4" ADS HDPE PERFORATED PIPE IN FRENCH DRAIN PER MANUFACTURERS RECOMMENDATION WITH BEDDING AND BACKFILL PER SOILS REPORT RECOMMENDATIONS. SEE DETAIL B, THIS SHEET. INSTALL 90° BEND INSTALL 45° BEND INSTALL 22.5° BEND INSTALL CAST-IN-PLACE CONCRETE TRENCH DRAIN. SEE DETAIL 9, SHEET 9. INSTALL 3" PVC SCH. 40 PIPE FOR STORM OVERFLOW DRAIN. INSTALL DOWNSPOUT CONNECTION TO STORM DRAIN SYSTEM PER DETAIL 5, SHEET 9. INSTALL 6" FLOGARD T-SERIES CATCH BASIN INSERT, MODEL #: FF-TR06. SEE DETAIL X & X, SHEET 9. CONTRACTOR TO SECURE FILTER W/ 2 BOLT DOWNS OR 2 SCREWS. INSTALL DOWNSPOUT CONNECTION TO STORM DRAIN SYSTEM PER DETAIL 5, SHEET 9. INSTALL BIOCLEAN OR OLDCASTLE FLOGARD ROOF DOWNSPOUT FILTER. SEE DETAIL 8, SHEET 9. 20 21 22 23 24 25 26 27 28 29 SITE AREA:2,400 SF PROP. PERVIOUS AREA:0 SF PROP. IMPERVIOUS AREA:2,400 SF PROJECT AREAS: SITE AREA:2,400 SF PROP. PERVIOUS AREA:0 SF PROP. IMPERVIOUS AREA:2,400 SF SUBDRAIN REQUIREMENT: 15 LF OF 2.0'X1.5' INF. BOTTOMLESS TRENCH REQUIRED PER 2,000 SF OF IMPERVIOUS SURFACE. 18' LF OF BOTTOMLESS TRENCH DRAIN REQUIRED. 20 LF PROVIDED. BOTTOMLESS TRENCH DRAIN SIZE: 24 25 30 31 32 LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE PROPOSED BOTTOMLESS TRENCH DRAIN PROPOSED STORM DRAINSDSD 33 GSPublisherVersion 969.31.31.100 30.01'315.96' TO INT.225.22' TO INT.N25°48'14"E 80.00' N25°48'39"E 80.00' 15.80' 15.80'50.00' 50.00'N64°08'40"W 30.00'N64°08'40"W 29.99'E. BALBOA BOULEVARDXOCEAN FRONTXXSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD W SD SD EXISTING BUILDING N.A.P EXISTING BUILDING N.A.P PROPOSED BUILDING 42 6.69 INV LOWER LEVEL TO GARAGE FF=9.69 40 41 43 50 51 52 W NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 WET UTILITY PLAN C-08 08 LEGEND PROPOSED CONCRETE PROPOSED LANDSCAPE PROPOSED WALL PROPOSED BUILDING LIMITS PROPERTY LINE CENTERLINE PROPOSED SEWER LINE PROPOSED WATER LINE SEWER CONSTRUCTION NOTES CONNECT TO PROPOSED BUILDING SEWER LINE. POINT OF CONNECTION TO BE 5' FROM THE PROPOSED BUILDING FACE. LOCATION AND ELEVATION TO BE COORDINATED AND MATCHED PER SEPARATE PLUMBING PLAN AND PERMIT. INSTALL 4" SDR-35 SEWER LINE. INSTALL 45° SDR-35 BEND. CONNECT TO EXISTING SEWER LATERAL PER PER DETAIL 1, SHEET 9 PER CITY OF NEWPORT BEACH STD. 406, NOTES 5,6,7,8. 40 41 42 43 1. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT AND OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 - INCH 2.WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEAN OUT AND BOX WITH LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030 ). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 3. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR WORK ACTIVITIES LOCATED WITHIN THE PUBLIC RIGHT OF WAY. 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT OF WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED ENGINEERING CONTRACTOR. 5. ALL WORK RELATED TO WASTER WATER IN THE PUBLIC RIGHT OF WAY SHALL BE PERFORMED BY A C-34 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. PUBLIC WORKS NOTES WATER CONSTRUCTION NOTES CONNECT TO PROPOSED BUILDING WATER LINE. POINT OF CONNECTION TO BE 5' FROM THE PROPOSED BUILDING FACE. LOCATION AND ELEVATION TO BE COORDINATED AND MATCHED PER SEPARATE PLUMBING PLAN AND PERMIT. INSTALL 1" SCH. 40 PVC PRIVATE WATER LINE FOR DOMESTIC WATER. MIN. 42" BELOW GRADE. CONNECT TO EXISTING WATER METER. 50 51 52 SS W GSPublisherVersion 969.31.31.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 DETAIL SHEET C-09 09 BOTTOMLESS INFILTRATION TRENCH BMP NOT TO SCALE 3 SEWER CLEANOUT DETAIL CITY OF NEWPORT BEACH STD 406 1 PRIVATE DRAINS THROUGH CURB CITY OF NEWPORT BEACH STD 184 2 6 NOT TO SCALE 4" CONCRETE SIDEWALK DETAIL BUILDING SLAB SECTION FROM SOILS REPORT NOT TO SCALE 4 DOWNSPOUT CONNECTION DETAIL 5 NOT TO SCALE GSPublisherVersion 969.31.31.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 DETAIL SHEET C-10 10 AREA DRAIN DETAIL 7 NOT TO SCALEFLOGARD DOWNSPOUT FILTER 8 NOT TO SCALE 9 NOT TO SCALE CAST-IN-PLACE CONCRETE TRENCH DRAIN 0.5' MIN.0.5'0.48'0.48' MESH REINFORCEMENT THROUGHOUT CAST-IN-PLACE CONCRETE TRENCH DRAIN OR APPROVED EQUIVALENT COMPACTED SUB GRADE TRAFFIC RATED GRATE AT DRIVEWAY PEDESTRIAN RATED GRATE AT PATIO SEE ARCHITECTURAL PLANS FOR MATERIAL AND FINISH 0.32' GSPublisherVersion 969.31.31.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 SOILS REPORT C-11 11 FOR REFERENCE ONLY GSPublisherVersion 969.31.31.100 NUMBER DATE REVISIONS APP'V'D BENCHMARK: RE AMACHECKED BY: DRAWN BY: DATE: PLANS PREPARED BY: AARON M. ALBERTSON DATE R.C.E. 65513, EXP. 9/30/23 09/23/2022 THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE NB 1 4 71. ELEVATION = 7.83 (NAVD 88' GATUM) 09/23/2022 1123 BALBOA PARTNERS, LLC 1123 BALBOA BLVD E NEWPORT BEACH CA 92661 SHEET OF DEVELOPER: 12 SOILS REPORT C-12 12 FOR REFERENCE ONLY GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: ARCHITECTURAL SITE PLAN Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A000 UP UP TO 2nd LOT AREA : 2,400 sq ft DN TO GARAGE 2 A D E 765 8 10341 C 13.20'3.14'19.00'17.50'13.09' 8.15'5.86'3.30'3.36'0.14' 0.19'3.14'11.30' 10.26' 10.78' 9.74' 9.27' 8.72'8.84' 9.67' 9.19' 10.21' 10.75' 11.29' 11.42' 11.83' 11.89'12.24'12.23' 12.23' 11.89'12.24'8.77'door threshold12.23'door threshold FFE : 12.31'FFE : 9.73'FFE : 12.31'TOS :11.83'TOS :11.83' STEP DN : 9.16' 12.25' TWE : 14.67'(EG : 12.18') TWE : 14.67'(EG : 12.19') TWE : 14.67'(EG : 12.26') TOP OF RAIL : 14.45' TCE : 12.47'(EG : 12.26') TWE : 14.67'(EG : 13.55')TWE : 13.77'(EG : 13.55')TWE : 12.77'(EG : 9.26')TWE : 13.77'(EG : 11.35')TWE : 12.77'(EG : 11.35') TWE : 12.47'(EG : 9.57') 12.06'12.16' 12.17' TOP OF CURB : 12.41' 12.17' 12.23' TSE : 9.67' 3.74° 2 A000 2 A000 3 A000 3 A000 SEWER C.O. STORM DRAINOUTLET SEWER C.O. MIN. INTERIOR 2-CAR PARKING DIMENSIONS ELEC. METER GATE NEW SITE WALL COORDINATE WITH NEIGHBOR GATE GATE GATE GATE GATE NEW SITE WALLCOORDINATE WITHNEIGHBOR N25°48'14"E - 80.00' N25°48'39"E - 80.00'N64°08'40"W - 30.00'N64°08'40"W - 29.99'OCEAN FRONTGM WM GM TEL/ CABLE CENTERLINEPROPERTY LINE - ZERO STREET SETBACKSTREET SETBACKSIDE SETBACK SIDE SETBACK 15.80'OCEAN FRONTCENTERLINEE. BALBOA BOULEVARDADJACENT RESIDENCE LOT 10 15.80' ADJACENT RESIDENCE LOT 12 PLANTER 24"TREE 24"TREE 2% SLOPE 2% SLOPE GARAGE :2% SLOPE 2% SLOPE1.4% SLOPE 2% SLOPE FOOTPRINT RUNFOOTPRINTRISE 1.3% SLOPE 1.4% SLOPE 1.3% SLOPE 13.53'HIGH corner elevation8.76'garage lip R-2: SINGLE FAMILY RESIDENCE W/ JR ADU APN: 048-152-09, LOT 11 9.12'L O W corner elevation G 12.48' corner elevation 9.18'corner elevationGROUND LEVEL +9.67' ESTABLISHED GRADE +11.08' 1st LEVEL +12.25' GROUND LEVEL +9.67' ESTABLISHED GRADE +11.08' 1st LEVEL +12.25' SCALE: 1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN SCALE: 1/4" = 1'-0"3 SITE SECTION SCALE: 1/4" = 1'-0"2 SITE SECTION ft' in" ft' in" ft. in" Ensure wall TW/NG points match between Grading and Site plans. GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: FOUNDATION PLAN Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A100 2 A D E 765 8 103419 B C 23'-6"2'-0"2'-0"9'-103/4"3'-5"4'-21/4"2'-0"71'-8" 5'-0"1'-101/2"16'-11/2"16'-0"3'-7"3'-10"3'-7"6'-8"15'-0"23'-6"2'-57/8"1'-9"3'-21/2"13'-1"2'-111/2"5'-0"34'-51/2"10'-1"4'-3"2'-0"2'-0"2'-0"2'-0"5'-81/8"4'-21/2" 71'-8" 15'-41/2"2'-3"3'-2"101/2" 34'-4"10'-8"21'-8" 23/4"41/2"41/4"3'-2"9'-81/2"113/4"11'-41/2"2'-6"7"4'-31/4"23'-6"4'-0"2'-73/4"16'-0"101/4"7"7"4'-53/4"5'-0"5'-0"3'-103/4"2'-3"10'-113/4"6"4'-0"HDU14 HDU14 HDU2 HDU14 HDU14 HDU25-1/2" WIDE CONCRETE CURB 24" WIDE CONCRETE SLAB TURN DOWN MAT SLAB STEP HDU2 HDU2 HDU4 HDU2 HDU2 HDU4 HDU4 HDU4 HDU4 HDU14 HDU14 APPLY 2" RIGID FOAM INSULATION TO CONCRETE STEM WALL AT CHANGE OFSLAB HEIGHT 0% SLOPE TOPPING SLAB N25°48'14"E - 80.00' N25°48'39"E - 80.00'N64°08'40"W - 30.00'N64°08'40"W - 29.99'PROPERTY LINE - ZERO STREET SETBACKSTREET SETBACKSIDE SETBACK SIDE SETBACK 1 A301 1 A301 1 A302 1 A302 1 A200 2 A200 1 A201 2 A201 1 A303 1 A303 2 A303 2 A303 2 A301 2 A301 4 A303 4 A303 2 A302 2 A302 3 A303 3 A303 G F 3'-11"7"14'-33/4"1st and 2nd FLOOR SETBACK LINE PROPERTY LINE ZERO REARSETBACK LINE SCALE: 1/4" = 1'-0"1 ARCHITECTURAL FOUNDATION PLAN GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: 1st LEVEL - FLOOR PLAN Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A110 UP UP TO 2nd DN TO GARAGE 100a 105a 07 04 03a 03b 102a 101a 0102 103a 05 100c 06a06b06c 106a 101a 100b 2 A D E 765 8 10341 C 23'-6"4'-0"9'-103/4"3'-5"6'-21/4"5'-0"1'-101/2"16'-11/2"16'-0"3'-7"3'-10"3'-7"21'-8" 71'-8"18'-53/4" - CLEAR21'-03/4" - CLEAR 1" 2'-0"6"1'-5" 1'-101/2"2'-71/4"10'-61/2"19'-51/4" 3" 2'-10"2'-6"2'-01/2"2'-11"21'-8" 4'-0"3'-71/2"8'-51/2"3'-11/2"5'-0"41/8"2'-01/4"16'-77/8"3'-51/4"8'-01/2"3'-6"51/2" 10'-1"17'-11"3'-9"51/2"41/8"2'-01/4"11/2"1'-9"3'-21/2"13'-1"2'-111/2"8'-0"3'-0"3'-0"66'-8" 71'-8"3'-61/2"51/2"9'-53/4"2'-10"6'-03/4"21/2"51/2"3'-61/2"2'-73/4"16'-0"101/4"23'-6"4'-111/2"13'-1"2'-6"2'-11/2"12'-91/4"14'-113/4"1'-8"51/2"51/2"61/2"5'-0"6'-91/4"5'-0"2'-8"3'-11/2"3'-10"3'-11/2" 3"3'-2"14'-2"3'-2"5"7'-93/4"6'-01/4"3'-83/4"3'-23/4" 21/2" 2'-8" 3"4'-81/4"3'-11/2"4'-111/4"2'-8"21/2"13'-10"12'-33/4" 9'-83/4"9'-2" 11'-10"8'-9 1/2" 8'-9 1/2" 12'-33/4"12'-2 3/4" 1 A301 1 A301 1 A302 1 A302 1 A200 2 A200 1 A201 2 A201 1 A303 1 A303 2 A303 2 A303 2 A301 2 A301 4 A303 4 A303 2 A302 2 A302 3 A303 3 A303 P-01 A-04A-05 A-02 A-06 WH-2 A-01 EW-04b EW-04b EW-04b EW-04bi EW-04bi EW-04bi EW-05f EW-03EW-06b EW-03 IW-01a IW-02b IW-04b IW-01a IW-01a IW-01a IW-01a IW-01a IW-01b F-1 N25°48'14"E - 80.00' N25°48'39"E - 80.00'N64°08'40"W - 30.00'N64°08'40"W - 29.99'BAR PROPERTY LINE - ZERO STREET SETBACKSTREET SETBACKSIDE SETBACK SIDE SETBACK KITCHEN DINING DROPZONEBREAKFAST NOOK 36" R/F18" WINE 36" PANTRY TRASH DW LIVING 19" BK SHLF 2% SLOPE GARAGE100421 sq ft FOYER 10453 sq ft STAIR-2 200 23 sq ft GREAT ROOM 105 722 sq ft POWDER101 26 sq ft COAT1028 sq ft MECH 106 27 sq ft 1ST LEVEL - FLOOR AREA 1,105 sq ft 1ST FLOORCOVERED PATIO xxx 93 sq ft COVERED MAIN ENTRY49 sq ft COVERED ADU ENTRY 23 sq ft STAIRS50 sq ft ADU MECH101 25 sq ft STAIR-1 103 25 sq ft G 11/2" 3'-01/4"3'-91/2"3'-01/4" 11/2" 4'-11"5'-71/2" P-02P-03 CW-04 A-03 P-14 P-13 FP-01 WH-1 IW-01a 1st and 2nd FLOOR SETBACK LINE PROPERTY LINE ZERO STREETSETBACK LINE EW-06b 30" SPEED OVEN 5 3/4"6 3/4"0"1" SCALE: 1/4" = 1'-0"1 1st LEVEL - FLOOR PLAN xW-# SOUND INSULATION NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDEDALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH AN APPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT, SLEEVES, MOUNTS, OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (EXCEPTION: GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED. 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOISTSPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY WITHIN A WALL. GENERAL FLOOR PLAN NOTES: 1. SEE SHEET A510R FOR WALL AND CEILING/FLOOR ASSEMBLY DETAILS. 2. WHERE A CLEAR DIMENSION OF OPENING IS REQUIRED OR NOTED, MEASURE DIMENSION TO FACE OF PARTITION FINISH. 3. TYPICAL FLOOR PLAN DIMENSIONS OF WALLS ARE TO THEFACE OF STUDS UNLESS NOTED OTHERWISE. 4. WHERE WALLS AND FURRING MEET, MAINTAIN A FLUSHSURFACE ON THE SIDE WHERE THE FINISH IS STRAIGHT OR CONTINUOUS UNLESS NOTED OTHERWISE. 5. SEE SHEET A603 FOR APPLIANCE AND PLUMBING FIXTURE SCHEDULES. WALL TYPE SYMBOL AND NOTES SEE SHEET A501 & A502 FOR INTERIOR AND EXTERIOR WALL TYPE ASSEMBLIES. ALL EXTERIOR WALLS ARE TYPE EW-10 UNLESS NOTEDOTHERWISE. ALL INTERIOR WALLS ARE TYPE IW-2 UNLESS NOTED OTHERWISE GRAPHIC LEGEND: 1 HOUR WALL ASSEMBLY: WALL TYPE TAG : (SEE A501 AND A502) : JADU JADU GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: 2nd LEVEL - FLOOR PLAN Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A120 DN DN TO 1st 212a 212b 204a 214a UP TO 3rd 10 11c 11b 1211a 13 17 18 19 200908 213a 211a 207a 1615 201a 203a 202a 208a 202b 205a 206a 209a 14 208b 210a 2 A D E 765 8 1041 C 1 A301 1 A301 1 A302 1 A302 1 A200 2 A200 1 A201 2 A201 1 A303 1 A303 2 A303 2 A303 2 A301 2 A301 4 A303 4 A303 2 A302 2 A302 3 A303 3 A303 1'-5"14'-93/4"6"6'-111/4"3'-7"12'-03/4"2'-65/8"6'-101/4"2'-77/8"6'-01/8" 31/2" 35/8"7'-6"35/8" 31/2" 2'-91/2"2'-53/4"3" 2'-61/2"5'-53/4"2'-61/2" 61/2" 2'-75/8"2'-01/2"3'-11/8"2'-01/2" 47/8" 3'-11/8"2'-01/2"2'-75/8"23'-6"71'-8" 5'-0"18'-0"16'-0"3'-7"3'-10"3'-7"21'-8"4'-0"9'-103/4"3'-5"6'-21/4"3'-41/2"5'-115/8"5'-0"18'-51/2"11'-41/4"7'-91/4"2'-93/4"6'-03/4"7'-91/4"2'-81/2"9'-83/4" 4'-53/4"10'-61/2"1'-113/4"1'-51/2" 8'-0"3'-0"3'-0"2'-21/4"2'-51/2"6'-11/2"4'-91/2"1'-61/2"3'-1" 61/2" 2'-10" 1'-11/4" 3'-101/2"3'-81/4"2'-10"6'-9"2'-10" 3"2'-103/4"2'-10"3"2'-10"111/2"63/4"4'-91/2"31/4"31/2" 2'-10"8'-101/2"31/2" 2'-31/4"3'-83/4"2'-8"3"6'-73/4"2'-61/2"4'-21/4"2'-61/2"4'-21/4"2'-61/2"101/4"23'-6"5'-0"2'-43/8"12'-115/8"2'-61/2"16'-7"10'-1"14'-101/4"7'-31/4" 71'-8"2'-57/8"1'-9"3'-21/2"13'-1"2'-115/8"7"23'-6"71'-8" 22'-73/4"22'-41/2" 22'-73/4" 22'-41/2"18'-91/4" 18'-61/4" ORTAL CORNER FIREPLACE CHASE TO DROPPED SOFFIT ABOVE P-07 P-04 P-05 P-01 P-06 P-08 P-09 P-10 P-01 P-12 P-12 P-15 P-16 P-01 P-04 P-04 P-05 P-01 P-11 P-11 P-05 P-15P-16FP-02 EW-03EW-06b EW-04b EW-04b EW-04b IW-01a IW-01b IW-01a IW-01a IW-01a IW-01a IW-02b IW-02b IW-04b IW-02b IW-02b 2x4 PLUMBING CHASE PROPERTY LINESTREET SETBACKSIDE SETBACK SIDE SETBACK FLOATINGVANITY WET ROOM apt.laundry stack STORAGE OPEN TO BELOWCOFFEE BAR PROPERTY LINEPROPERTY LINE PROPERTY LINE HALL20169 sq ft PRIMARY BEDROOM 202 301 sq ft BATH 120943 sq ft BED 2212110 sq ft LAUNDRY21039 sq ft 2ND LEVEL - FLOOR AREA 1,178 sq ft COVERED BALCONY49 sq ft STAIR-220093 sq ft PRIMARY BATH 203 91 sq ft JR. ADU - FLOOR AREA 235 sq ft BED 1 208 128 sq ft WIC 2 205 35 sq ft BATH 221143 sq ft WIC 1 206 35 sq ft COVEREDPRIMARYSUITEBALCONY 93 sq ft STORAGE 207 18 sq ft PRIMARY WC 204 18 sq ft ADU - STUDIO 213 161 sq ft ADU - BATH21436 sq ft G 4'-0"51/2"2'-21/4"CHASE TO MECH BELOW CW-02P-02 CW-05 CW-02 P-02 CW-05 CW-02 P-02 CW-05 1st and 2nd FLOOR SETBACK LINE PROPERTY LINE ZERO STREETSETBACK LINE 3 1/4"3 1/4"3"COVERED ADU ENTRY 11 sq ft SCALE: 1/4" = 1'-0"1 2nd LEVEL - FLOOR PLAN xW-# SOUND INSULATION NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDEDALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH AN APPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT, SLEEVES, MOUNTS, OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (EXCEPTION: GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED. 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOISTSPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY WITHIN A WALL. GENERAL FLOOR PLAN NOTES: 1. SEE SHEET A510R FOR WALL AND CEILING/FLOOR ASSEMBLY DETAILS. 2. WHERE A CLEAR DIMENSION OF OPENING IS REQUIRED OR NOTED, MEASURE DIMENSION TO FACE OF PARTITION FINISH. 3. TYPICAL FLOOR PLAN DIMENSIONS OF WALLS ARE TO THEFACE OF STUDS UNLESS NOTED OTHERWISE. 4. WHERE WALLS AND FURRING MEET, MAINTAIN A FLUSHSURFACE ON THE SIDE WHERE THE FINISH IS STRAIGHT OR CONTINUOUS UNLESS NOTED OTHERWISE. 5. SEE SHEET A603 FOR APPLIANCE AND PLUMBING FIXTURE SCHEDULES. WALL TYPE SYMBOL AND NOTES SEE SHEET A501 & A502 FOR INTERIOR AND EXTERIOR WALL TYPE ASSEMBLIES. ALL EXTERIOR WALLS ARE TYPE EW-10 UNLESS NOTEDOTHERWISE. ALL INTERIOR WALLS ARE TYPE IW-2 UNLESS NOTED OTHERWISE GRAPHIC LEGEND: 1 HOUR WALL ASSEMBLY: WALL TYPE TAG : (SEE A501 AND A502) : Call out appliances. Microwave and/or hotplate, etc. required JADU JADU JADU GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: 3rd LEVEL - FLOOR PLAN Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A130 DN TO 2nd DN TO 3rdDN TO 3rd 302a 2 A D E 65 8 1019 B C 1 A301 1 A301 1 A302 1 A302 1 A200 2 A200 1 A201 2 A201 1 A303 1 A303 2 A303 2 A303 2 A301 2 A301 4 A303 4 A303 2 A302 2 A302 3 A303 3 A303 5'-0"34'-0"3'-7"7'-5"6'-8"15'-0" 2'-03/4"2'-03/4"71'-8"23'-6"2'-0"2'-0"9'-103/4"3'-5"4'-21/4"2'-0"113/4"ROOFOVERHANG2'-9"STAIR RUN 3'-01/4"STAIR WIDTH43/4"3'-71/2"STAIR WIDTH4'-2"13'-6"81/2"3'-2"3'-81/4"8'-43/4"2'-10"81/2"19'-6"81/2"2'-61/2"4'-61/2"11'-0"81/2"19'-6"17'-8"7'-11/4"2'-111/2"1'-41/2"3'-5"3'-11/2"2'-101/8"6'-113/4" 6'-01/4" 32'-111/4" 28'-103/4"28'-9" P-05 P-01 P-04 P-15 P-16 ROOF DRAIN OVERFLOW DRAIN OVERFLOW DRAIN ROOF DRAIN. PIPE 2"H x 3-1/2"W PRIMARY SCUPPER W/ CONDUCTOR HEAD 4"H x 5-1/2"WOVERFLOW SCUPPER 3" DIA. PRIMARY ROOF DRAINLINE WITH UNDERGROUNDPOC TO STORM DRAIN LINE. SEE CIVIL DAYLIGHT 3" DIA. OVERFLOW DRAIN LINE ABOVE SIDEWALK WITH SHEEP'S TONGUE OUTLET. IW-02b IW-02b CU-1 PP-03 STREET SETBACKSIDE SETBACK SIDE SETBACK 3rd FLOOR -SIDE SETBACK 3rd FLOOR STREET SETBACKOPEN TO BELOW WET BAR 3rd FLOOR -SIDE SETBACK2% SLOPE2% SLOPE2% SLOPECRICKET CRICKET CRICKET 2% SLOPE CRICKET+0" +2" +2.5"+2.5" +2.5"+2.5" +2.5"PROPERTY LINEZERO STREET SETBACK3RD LEVEL - FLOOR AREA299 sq ft STORAGE 304 67 sq ft COVERED FRONT DECK 34 sq ft COVERED REAR DECK 39 sq ft FLEX ROOM 301 105 sq ft ROOF DECK 627 sq ft REAR ROOF DECK 354 sq ft STAIR-330034 sq ft BATH 4302 41 sq ft STAIR 430322 sq ft ROOF OVERHANG93 sq ft 21 301a 303a 304a3rd FLOOR STREET SETBACKG F +84" 87.5" 87.5" 87.5" 87.5"2'-03/4"8'-0"15'-0"2'-0"3'-0"3'-0"2'-0"15'-0" 17'-8" 10'-61/2"3'-31/2"2'-8" 3" 33'-0 3/4" 31'-4 1/2"31'-3" P-02P-03 CLASS-A ROOF STANDING SEAM METAL PANEL 3rd FLOOR SETBACK LINE 1st and 2nd FLOORSETBACK LINE PROPERTY LINE CLASS-A ROOFSTANDING SEAM METAL PANEL ZERO STREETSETBACK LINE CW-04 CLASS-A ROOF GACODECK FLUID APPLIED COATING ROOF DRAINAGE CALCULATION:ROOF AREA : 627sf + 93sf = 720 sf HOURLY RAINFALL: 2.0"(CPC TABLE D101.1) 3" DIA. ROOF DRAIN PIPE: 4400rd/sf(CPC TABLE 1103.1) 720 sf / 4400 rd/sf = 0.164 rd 1 DRAIN REQUIRED (2 DRAINS PROVIDED) CLASS-A ROOF GACODECK FLUID APPLIED COATING ROOF DRAINAGE CALCULATION: ROOF AREA: 334 sfHOURLY RAINFALL: 2.0" (CPC TABLE D101.1)2" DIA. ROOF DRAIN PIPE: 1440 rd/sf (CPC TABLE 1103.1) 334 sf / 1440 rd/sf = 0.232 rd1 DRAIN REQUIRED (1 SCUPPER PROVIDED) CLASS-A ROOF GACODECK FLUID APPLIED COATING 1:1 SLOPE1:1 SLOPE1:1 SLOPE 1 3/4"1 1/2" 1 1/2" ROOF HATCH LEGEND LIQUID APPLIED ROOFING COMPOSITE ASPHALT SHINGLES STANDING SEAM METAL PANELS SCALE: 1/4" = 1'-0"1 3rd LEVEL - FLOOR PLAN xW-# SOUND INSULATION NOTES: 1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDEDALONG THE JOINT BETWEEN THE FLOOR AND THESEPARATION WALL. 2. ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH AN APPROVED PERMANENT RESILIENT SEALANT. 3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT, SLEEVES, MOUNTS, OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (EXCEPTION: GAS PIPING NEED NOT BE ISOLATED) 4. METAL VENTILATING AND CONDITIONED AIR DUCTSLOCATED IN SOUND ASSEMBLIES SHALL BE LINED. 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOISTSPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY WITHIN A WALL. GENERAL FLOOR PLAN NOTES: 1. SEE SHEET A510R FOR WALL AND CEILING/FLOOR ASSEMBLY DETAILS. 2. WHERE A CLEAR DIMENSION OF OPENING IS REQUIRED OR NOTED, MEASURE DIMENSION TO FACE OF PARTITION FINISH. 3. TYPICAL FLOOR PLAN DIMENSIONS OF WALLS ARE TO THEFACE OF STUDS UNLESS NOTED OTHERWISE. 4. WHERE WALLS AND FURRING MEET, MAINTAIN A FLUSHSURFACE ON THE SIDE WHERE THE FINISH IS STRAIGHT OR CONTINUOUS UNLESS NOTED OTHERWISE. 5. SEE SHEET A603 FOR APPLIANCE AND PLUMBING FIXTURE SCHEDULES. 6. SEE DETAIL 3/A140 FOR PRIMARY AND OVERFLOW SCUPPER DETAILING. WALL TYPE SYMBOL AND NOTES SEE SHEET A501 & A502 FOR INTERIOR AND EXTERIOR WALL TYPE ASSEMBLIES. ALL EXTERIOR WALLS ARE TYPE EW-10 UNLESS NOTEDOTHERWISE. ALL INTERIOR WALLS ARE TYPE IW-2 UNLESS NOTED OTHERWISE GRAPHIC LEGEND: 1 HOUR WALL ASSEMBLY: WALL TYPE TAG : (SEE A501 AND A502) : Add note: "Mechanical equipment shall be screened from view from the public right-of-way and adjacent residential properties as seen from a point 6' above the ground. Ceiling height? 6' max. to not be floor area "3rd Floor Stepback" Not "3rd Floor Setback"? GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: ROOF PLAN Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A140 2 A 5 1019 B 1 A301 1 A301 1 A302 1 A302 1 A200 2 A200 1 A201 2 A201 1 A303 1 A303 2 A303 2 A303 2 A301 2 A301 4 A303 4 A303 2 A302 2 A302 3 A303 3 A30323'-6"2'-0"19'-6"2'-0"5'-0"34'-0"17'-8"15'-0" 71'-8"3'-0"2'-0"8'-0"15'-0" 103/4" ROOF OVERHANG 39'-31/4" 3rd FLOOR -SIDE SETBACK PROPERTY LINEZERO STREET SETBACK3rd FLOOR STREET SETBACKG F 2'-0"3'-0"15'-0" TOP OF RAKE : 40'-1"TOP OF RAKE : 39'-31/4"TOP OF RAKE : 38'-5" MAX. FUTURE SOLAR PANEL ARRAY AREA (300sf) OUTLINE OF BUILDING BELOW 3rd FLOORSETBACK LINE 1st and 2nd FLOOR SETBACK LINE PROPERTY LINE ZERO STREETSETBACK LINE CLASS A ROOF COMPOSITE ASPHALT SHINGLE 3:12SLOPE3:12SLOPE 3:12SLOPE 3rd FLOOR -SIDE SETBACK 3rd FLOOR STREET SETBACK3rd FLOOR FRONT SETBACKSCALE: 1/4" = 1'-0"1 ROOF PLAN ROOF HATCH LEGEND LIQUID APPLIED ROOFING COMPOSITE ASPHALT SHINGLES STANDING SEAM METAL PANELS "3rd Floor Stepback" Not "3rd Floor Setback"???Typical?? GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: EXTERIOR ELEVATIONS Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A200 EXTERIOR MATERIAL SCHEDULE CATEGORY RAILINGS ROOFING STUCCO/PLASTER TRIM MATERIAL ID RAIL-1 ROOF-1 ROOF-2 ROOF-3 STUCCO-1 STUCCO-2 BRAKE-1 BRAKE-2 DESCRIPTION GLASS RAILING LIQUID MEMBRANE ROOFING ASPHALT SHINGLES STANDING SEAM METAL ROOF 3 COAT STUCCO 3 COAT STUCCO COPING COPING VENDOR VIEW RAIL GACODECK CERTAINTEED METAL SALES LOCAL CONTRACTOR LOCAL CONTRACTOR LOCAL CONTRACTOR LOCAL CONTRACTOR SIZE GUARDRAIL HEIGHT MINI-BATTEN 1" / 16" PAN 1" THICK 1" THICK 24 GA. 24 GA. FINISH 1/2" GLASS PANELS GACOFLEX U-66 LANDMARK PVDF PAINT SANTA BARBARA FINISH SANTA BARBARA FINISH PVDF PAINT PVDF PAINT COLOR STAINLESS STEEL HARDWARE GRAY CINDER BLACK SLATE GREY WHITE BLACK SLATE GREY MATTE BLACK NOTES DEFERRED APPROVAL UL CLASS-A ASSEMBLY - TGFU.R5663 UL CLASS-A ASSEMBLY - ICC ESR-1389 UL CLASS-A ASSEMBLY - UL 790 PROVIDE CONTROL JOINTS PER EXTERIOR ELEVATIONS PROVIDE CONTROL JOINTS PER EXTERIOR ELEVATIONS 1 2 5 7 8 10 GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" TOP OF RAKE : 40'-1" TOP OF RAKE : 39'-3" TOP OF RAKE : 38'-47/8" 20213a 201a 0102103a 03b03a 08 09 04 STUCCO-2 STUCCO-2STUCCO-2 RAIL-1 STUCCO-2 STUCCO-1 RAIL-1 BRAKE-2 STUCCO-2 STUCCO-2 STUCCO-2 STUCCO-1 STUCCO-1 BRAKE-1 BRAKE-2 BRAKE-1 ROOF-3PROPERTY LINEPROPERTY LINEA CB D GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" 202b 303a 304a 10 05105a STUCCO-2 BRAKE-2 STUCCO-2 STUCCO-1 STUCCO-2 STUCCO-1 STUCCO-2 RAIL-1 STUCCO-1 BRAKE-2 STUCCO-1 ROOF-3PROPERTY LINEPROPERTY LINESCALE: 1/4" = 1'-0"1 SOUTH EXTERIOR ELEVATION SCALE: 1/4" = 1'-0"2 WEST EXTERIOR ELEVATION ALL EXTERIOR MATERIALS MUST COMPLY WITH SECTION R327 OF THE CALIFORNIA RESIDENTIAL CODE. - Verify slope. Recalculate height as needed. See NBMC 20.30.050.B - Display building height in feet (eg. XX.XX') - Dimension overall building height of all critical ridges and flat elements. GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: EXTERIOR ELEVATIONS Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A201 EXTERIOR MATERIAL SCHEDULE CATEGORY RAILINGS ROOFING STUCCO/PLASTER TRIM MATERIAL ID RAIL-1 ROOF-1 ROOF-2 ROOF-3 STUCCO-1 STUCCO-2 BRAKE-1 BRAKE-2 DESCRIPTION GLASS RAILING LIQUID MEMBRANE ROOFING ASPHALT SHINGLES STANDING SEAM METAL ROOF 3 COAT STUCCO 3 COAT STUCCO COPING COPING VENDOR VIEW RAIL GACODECK CERTAINTEED METAL SALES LOCAL CONTRACTOR LOCAL CONTRACTOR LOCAL CONTRACTOR LOCAL CONTRACTOR SIZE GUARDRAIL HEIGHT MINI-BATTEN 1" / 16" PAN 1" THICK 1" THICK 24 GA. 24 GA. FINISH 1/2" GLASS PANELS GACOFLEX U-66 LANDMARK PVDF PAINT SANTA BARBARA FINISH SANTA BARBARA FINISH PVDF PAINT PVDF PAINT COLOR STAINLESS STEEL HARDWARE GRAY CINDER BLACK SLATE GREY WHITE BLACK SLATE GREY MATTE BLACK NOTES DEFERRED APPROVAL UL CLASS-A ASSEMBLY - TGFU.R5663 UL CLASS-A ASSEMBLY - ICC ESR-1389 UL CLASS-A ASSEMBLY - UL 790 PROVIDE CONTROL JOINTS PER EXTERIOR ELEVATIONS PROVIDE CONTROL JOINTS PER EXTERIOR ELEVATIONS 8 7 5 2 110 GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" TOP OF RAKE : 38'-47/8" TOP OF RAKE : 39'-3" TOP OF RAKE : 40'-1" 106a 16 15 07 14 13 12 11a 11b 11c 06a 06b 06c STUCCO-2 BRAKE-2 STUCCO-1 RAIL-1 STUCCO-2 STUCCO-2 STUCCO-2STUCCO-2 BRAKE-2 RAIL-1 BRAKE-1 STUCCO-1 2"H x 3-1/2"WPRIMARY SCUPPER W/CONDUCTOR HEAD 4"H x 5-1/2"W OVERFLOW SCUPPER 2"x3" DOWNSPOUT ROOF-3PROPERTY LINEPROPERTY LINEACDB GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" 40'-03/4" 100a 171819 21 301a ROOF-2 #Material ID STUCCO-2 STUCCO-1 #Material ID RAIL-1 STUCCO-2 STUCCO-1 #Material IDPROPERTY LINEPROPERTY LINESCALE: 1/4" = 1'-0"1 NORTH EXTERIOR ELEVATION SCALE: 1/4" = 1'-0"2 EAST EXTERIOR ELEVATION ALL EXTERIOR MATERIALS MUST COMPLY WITH SECTION R327 OF THE CALIFORNIA RESIDENTIAL CODE. - Verify slope. Recalculate height as needed. See NBMC 20.30.050.B - Display building height in feet (eg. XX.XX') - Dimension overall building height of all critical ridges and flat elements. GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: BUILDING SECTIONS Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A301 2 5 71 846 GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1"9'-13/8" - CLEAR11/4"9'-37/8" - CLEAR107/8"6'-8"6'-8"8'-91/4" - CLEAR HEIGHT67/8"7'-61/4"1'-1"117/8"3'-81/2"5'-83/8" - MAX. HEIGHT3'-0"TOP OF RAKE : 40'-1" R-02i FLR-02 SLB-01 DROPPED CEILING:• 2x4 FRAMING • 5/8" GYP-BD CEILING: • 5/8" GYP-BD • 3/4" WD CEILING FINISH CEILING: • 5/8" GYP-BD SOFFIT : • 1/2" PLY-WD • 1" 3-COAT STUCCO SOFFIT : • 1/2" PLY-WD • 1" 3-COAT STUCCO R-02i R-03i FLR-01 SLB-01 MIN. HEADCLEARANCEAT STAIR FLR-03 R-01i FLR-02i FLR-01 SOFFIT : • 1/2" PLY-WD • 1" 3-COAT STUCCO SOFFIT : • 1/2" PLY-WD • 1" 3-COAT STUCCO CEILING: • 5/8" GYP-BD SEE SHEET A501, A502 & A503 FOR WALL, FLOOR, AND ROOF ASSEMBLIES PARAPET ROOF:• 12"W STANDING SEAM MTL ROOFING• ICE & WATER SHIELD• 1/2" PLYWOOD CEILING: • 5/8" GYP-BD CEILING: • 5/8" GYP-BD SLB-01 SLB-01 FLR-02 DROPPED CEILING:• 2x4 FRAMING• 5/8" GYP-BD RAIL-1 1 1/4" ⌀ MTL HANDRAIL • 3/4" TILE FINISH • 3/4" TILE FINISH PRIMARY BATH WIC 1 STORAGE STORAGE BATH 4 ADU MECH ADU BATH GREAT ROOM WCWET ROOM WIC 2 COVERED MAIN ENTRY COVEREDBALCONY • GACODECK MEMBRANE • GACODECK MEMBRANE • ASPHALT SHINGLE • 3/4" TILE FINISH • 3/4" TILE FINISH • GACODECK MEMBRANE• 3/4" TILE FINISH • GACODECK MEMBRANE • 3/4" WD FLOOR 7 6 5 3 2 184109 GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1"3'-73/4"1'-93/4" TOP OF RAKE : 40'-1" DROPPED CEILING: • 2x4 FRAMING • 5/8" GYP-BD CEILING:• 5/8" GYP-BD• 3/4" WD CEILING FINISH CEILING:• 5/8" GYP-BD SOFFIT : • 1/2" PLY-WD• 1" 3-COAT STUCCO PARAPET ROOF: • 12"W STANDING SEAM MTL ROOFING• ICE & WATER SHIELD• 1/2" PLYWOOD SEE SHEET A501, A502 &A503 FOR WALL, FLOOR, AND ROOF ASSEMBLIES R-02i FLR-01 RAIL-1 SOFFIT :• 1/2" PLY-WD• 1" 3-COAT STUCCO SLB-02 SLB-01 R-02i FLR-02 CEILING:• 5/8" GYP-BD• 3/4" WD CEILING FINISH FLR-02 DROPPED CEILING: • 2x4 FRAMING • 5/8" GYP-BD DROPPED CEILING:• 2x4 FRAMING• 5/8" GYP-BD DROPPED CEILING: • 2x4 FRAMING • 5/8" GYP-BD R-01i FLR-02i SLB-01 CEILING:• 5/8" GYP-BD SOFFIT :• 1/2" PAINTED PLY-WD R-03i SOFFIT :• 1/2" PAINTED PLY-WD CEILING: • 5/8" TYPE-X GYP-BD (1HR FIRE RATING) CEILING:• 5/8" GYP-BD FLR-03 RAIL-1 • 3/4" TILE FINISH PRIMARY BEDROOM • GACODECK MEMBRANE • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" WD FLOOR GREAT ROOM HALL STAIR FLEX ROOM • ASPHALT SHINGLE • 3/4" WD FLOOR • 3/4" WD FLOOR GARAGE ADU-STUDIO • GACODECK MEMBRANE SCALE: 1/4" = 1'-0"1 SECTION @ ADU STAIR SCALE: 1/4" = 1'-0"2 SECTION @ RIDGELINE ?- Verify slope. Recalculate height as needed. See NBMC 20.30.050.B - Display building height in feet (eg. XX.XX') - Dimension overall building height of all critical ridges and flat elements. GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: BUILDING SECTIONS Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A302 5 6 7123 84 9 10 GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" FFE : 9'-83/4"TSE : 9'-8" TSE : 9'-2"71/2"RISE11"RUN 2'-6"4 EQ. RISERS2'-7"4 EQ RISERS3'-0"3'-0"73/4"RISE11"RUN 6'-8"6'-8"TOP OF RAKE : 40'-1" DROPPED CEILING: • 2x4 FRAMING• 5/8" GYP-BD CEILING: • 5/8" GYP-BD • 3/4" WD CEILING FINISH CEILING: • 5/8" GYP-BD SEE SHEET A501, A502 &A503 FOR WALL, FLOOR, AND ROOF ASSEMBLIES SOFFIT : • 1/2" PAINTED PLY-WD CEILING:• 5/8" TYPE-X GYP-BD(1HR FIRE RATING) R-03i R-01i SLB-01 FLR-02i RAIL-1FLR-03 RAIL-1 SOFFIT :• 1/2" PLY-WD • 1" 3-COAT STUCCO SOFFIT : • 1/2" PLY-WD • 1" 3-COAT STUCCO SLB-02 FLR-01 R-02i PARAPET ROOF:• 12"W STANDING SEAM MTL ROOFING• ICE & WATER SHIELD • 1/2" PLYWOOD SLB-01 FLR-02 R-02i CEILING: • 5/8" GYP-BD • 3/4" WD CEILING FINISH CEILING: • 5/8" GYP-BD CEILING: • 5/8" GYP-BD FLR-02 SLB-01 SOFFIT :• 1/2" PAINTED PLY-WD MIN. HEADCLEARANCE AT STAIR MIN. HEADCLEARANCEAT STAIR REV. REV. REV. • ASPHALT SHINGLE • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" WD FLOOR PRIMARY BEDROOM BED 1 FLEX ROOM GARAGE BED 2 GREAT ROOM COAT STAIR-2 STAIR-1 • GACODECK MEMBRANE • GACODECK MEMBRANE • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" TILE FINISH • 3/4" WD FLOOR • 3/4" TILE FINISH 1 1/4" ⌀ WDHANDRAIL 1 1/4" ⌀ WD HANDRAIL 1 2 3 4 5 6 7 8 9 10 GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1"6'-8"6'-8"TOP OF RAKE : 40'-1" MIN. HEAD CLEARANCEAT STAIR SOFFIT : • 1/2" PLY-WD • 1" 3-COAT STUCCO SOFFIT :• 1/2" PLY-WD• 1" 3-COAT STUCCO PARAPET ROOF: • 12"W STANDING SEAM MTL ROOFING • ICE & WATER SHIELD • 1/2" PLYWOOD R-02i RAIL-1 FLR-01 SLB-02 CEILING: • 5/8" GYP-BD• 3/4" WD CEILING FINISH CEILING:• 5/8" GYP-BD• 3/4" WD CEILING FINISH CEILING:• 5/8" GYP-BD FLR-02 R-02i SLB-01 FLR-02 DROPPED CEILING:• 2x4 FRAMING • 5/8" GYP-BD SOFFIT :• 1/2" PAINTED PLY-WD CEILING:• 5/8" GYP-BD SOFFIT :• 1/2" PAINTED PLY-WD FLR-01i CEILING: • 5/8" GYP-BD FLR-02 CEILING: • 5/8" GYP-BD CEILING: • 5/8" GYP-BD FLR-02i FLR-03 CEILING: • 5/8" GYP-BD FLR-02i FLR-01i SLB-01 CEILING:• 5/8" GYP-BD SEE SHEET A501, A502 & A503 FOR WALL, FLOOR,AND ROOF ASSEMBLIES CEILING: • 5/8" TYPE-X GYP-BD (1HR FIRE RATING) SLB-01 FLR-02i R-01i RAIL-1 R-03i REV.REV. • GACODECK MEMBRANE • GACODECK MEMBRANE PRIMARY BEDROOM BED 1 GREAT ROOM • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" TILE FINISH • 3/4" WD FLOOR • ASPHALT SHINGLE • 3/4" WD FLOOR • GACODECK MEMBRANE • 3/4" TILE FINISH • 3/4" TILE FINISH • 3/4" TILE FINISH BATH 1 FLEX ROOM LAUNDRY MECH RM POWDER GARAGE BATH 2 BED 2 • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" TILE FINISH SCALE: 1/4" = 1'-0"1 SECTION @ MIDDLE STAIR FLIGHT SCALE: 1/4" = 1'-0"2 SECTION @ ROOF STAIR - Verify slope. Recalculate height as needed. See NBMC 20.30.050.B - Display building height in feet (eg. XX.XX') - Dimension overall building height of all critical ridges and flat elements. GSPublisherVersion 969.31.31.100 ID DESCRIPTION DATE 01 COASTAL PERMIT SUBMITTAL 10/10/2 21123 BALBOA BLVD E1123 BALBOA PARTNERS, LLCREVISION HISTORY:COASTAL DEVELOPMENT PERMITsagemodern 601 4th Street - Unit 129 San Francisco, CA 94107 www.sagemodern.com ph. 415 319 5566 f. 415 373 9172 All drawings and written material appearing herein constitute copyright © work of the architect and may not be duplicated, used or disclosed without the written consent of the architect. Title: BUILDING SECTIONS Sheet:1123 BALBOA BLVD. ENEWPORT BEACH CA 92661USARenewal DateST ATEOFCAL IFORN IALIC ENSE ARCHIT ECTD Renewal Date CA ARD JOSEPH REMICK No.C-29613 11-30-23 A303 A E GBCFD GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" MIN. HEAD CLEARANCE AT STAIR PARAPET ROOF:• 12"W STANDING SEAM MTL ROOFING• ICE & WATER SHIELD• 1/2" PLYWOOD SOFFIT : • 1/2" PAINTED PLY-WD R-03i SOFFIT : • 1/2" PLY-WD• 1" 3-COAT STUCCO SOFFIT : • 1/2" PLY-WD • 1" 3-COAT STUCCO SLB-01 SLB-02 FLR-01i SLB-02 SEE SHEET A501, A502 &A503 FOR WALL, FLOOR, AND ROOF ASSEMBLIES FLR-01 FLR-02 R-02i CEILING:• 5/8" GYP-BD CEILING:• 5/8" GYP-BD • 3/4" WD CEILING FINISH SLB-01 CEILING: • 5/8" GYP-BD CEILING:• 5/8" GYP-BD FLR-02 REV. STORAGE • GACODECK MEMBRANE • ASPHALT SHINGLE • GACODECK MEMBRANE • 3/4" WD FLOOR • 3/4" TILE FINISH • 3/4" TILE FINISH FLEX ROOM BATH 1 HALL FOYER STAIR-2 MECH RM STAIR-3 SIM.REV. G E AFCBD GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" CEILING: • 5/8" GYP-BD• 3/4" WD CEILING FINISH PARAPET ROOF: • 12"W STANDING SEAM MTL ROOFING • ICE & WATER SHIELD• 1/2" PLYWOOD PARAPET ROOF: • 12"W STANDING SEAM MTL ROOFING • ICE & WATER SHIELD• 1/2" PLYWOOD SEE SHEET A501, A502 & A503 FOR WALL, FLOOR, AND ROOF ASSEMBLIES CEILING: • 5/8" GYP-BD • 3/4" WD CEILING FINISH R-02i DROPPED CEILING: • 2x4 FRAMING • 5/8" GYP-BD DROPPED CEILING: • 2x4 FRAMING • 5/8" GYP-BD DROPPED CEILING: • 2x4 FRAMING • 5/8" GYP-BD FLR-02 FLR-02 SLB-01 SLB-02 SLB-02 • 3/4" TILE FINISH PRIMARY BATH PRIMARY BEDROOM GREAT ROOM • GACODECK MEMBRANE • 3/4" TILE FINISH • 3/4" WD FLOOR FINISH SIMSIM G E AFCBD GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1"6'-8"MIN. HEAD CLEARANCE AT STAIR SEE SHEET A501, A502 &A503 FOR WALL, FLOOR, AND ROOF ASSEMBLIES CEILING: • 5/8" GYP-BD CEILING: • 5/8" GYP-BD CEILING: • 5/8" GYP-BD CEILING: • 5/8" GYP-BD CEILING: • 5/8" GYP-BD • 3/4" WD CEILING FINISH SOFFIT :• 1/2" PLY-WD• 1" 3-COAT STUCCO SOFFIT : • 1/2" PLY-WD• 1" 3-COAT STUCCO PARAPET ROOF:• 12"W STANDING SEAM MTL ROOFING• ICE & WATER SHIELD • 1/2" PLYWOOD PARAPET ROOF:• 12"W STANDING SEAM MTL ROOFING• ICE & WATER SHIELD• 1/2" PLYWOOD SOFFIT :• 1/2" PAINTED PLY-WD SLB-01 FLR-02i FLR-03 R-03i FLR-01 SLB-02 SLB-01 FLR-02 R-02i • GACODECK MEMBRANE STAIR 1 FOYER LAUNDRYSTAIR 2 HALL POWDER • 3/4" TILE FINISH • 3/4" TILE FINISH • 3/4" WD FLOOR • ASPHALT SHINGLE • 3/4" TILE FINISH • 3/4" WD FLOOR • GACODECK MEMBRANE STORAGE FLEX ROOM A B C D E F G GROUND LEVEL +9'-8" ESTABLISHED GRADE +11'-1" 1st LEVEL +12'-3" 2nd LEVEL +22'-7" ROOF DECK LEVEL +32'-93/4" MAX. HEIGHT - FLAT ROOF +35'-1" MAX. HEIGHT - SLOPED ROOF +40'-1" DROPPED CEILING:• 2x4 FRAMING• 5/8" GYP-BD CEILING:• 5/8" GYP-BD• 3/4" WD CEILING FINISH CEILING: • 5/8" GYP-BD PARAPET ROOF:• 12"W STANDING SEAM MTL ROOFING • ICE & WATER SHIELD • 1/2" PLYWOOD PARAPET ROOF: • 12"W STANDING SEAM MTL ROOFING • ICE & WATER SHIELD • 1/2" PLYWOOD R-02i FLR-02 SLB-01 SLB-02 FLR-02FLR-02 DROPPED CEILING: • 2x4 FRAMING • 5/8" GYP-BD SLB-02 SEE SHEET A501, A502 & A503 FOR WALL, FLOOR, AND ROOF ASSEMBLIES CEILING:• 5/8" GYP-BD • 3/4" TILE FINISH STORAGE GREAT ROOM • GACODECK MEMBRANE • 3/4" TILE FINISH• 3/4" WD FLOOR• 3/4" TILE FINISH HALLBATH 1 SCALE: 1/4" = 1'-0"2 CROSS SECTION @ LOWER STAIR FLIGHT SCALE: 1/4" = 1'-0"4 CROSS SECTION @ GREAT ROOM SCALE: 1/4" = 1'-0"1 CROSS SECTION @ UPPER STAIR FLIGHT SCALE: 1/4" = 1'-0"3 CROSS SECTION @ ROOF DECK STAIR LANDING ??- Verify slope. Recalculate height as needed. See NBMC 20.30.050.B - Display building height in feet (eg. XX.XX') - Dimension overall building height of all critical ridges and flat elements.