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Home My WebLink About3.0_Davidson-Took Variance_PA2012-108CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT September 20, 2012 Meeting Agenda Item 3 SUBJECT: Davidson -Took Variance (PA2012 -108) 201 Sapphire Avenue Variance Permit No. VA2012 -004 APPLICANT: Ian Harrison PLANNER: Jaime Murillo, Associate Planner (949) 644 -3209, jmurillo @newportbeachca.gov PROJECT SUMMARY The project consists of the demolition of the existing single -unit dwelling and construction of a new 1,440- square -foot, single -unit dwelling and two -car garage. The proposed structure would maintain the required 10 -foot front setback from the easterly property line adjacent to Sapphire Avenue and the 3 -foot side setbacks from the northerly and southerly property lines; however, the applicant is requesting a variance to encroach 7 feet into the required 10 -foot rear setback adjacent to the westerly property line. The applicant is also requesting to exceed the maximum permitted floor area limitation for the property of 1,100 square feet by an additional 340 square feet (PC1- Project Plans). RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Variance Permit No. VA2012 -004 (Attachment No. PC 2). Davidson -Took Variance September 20, 2012 Page 2 LOCATION GENERAL PLAN VICINITY MAP p zo9 1, no u „3 209 A_ u -9 ��a'6 I 209 �•• p6 + - .ere tR Single -unit dwelling NORTH RT MY Property I 201, 202 t12 ]0] r X202 � I v'�. m 1 RT ,�z..._� am 9g enexm IA -e OF— 10110 `� R -BI r ^f lam. 136 to 11 .F ❑ • C .'t•,a \ L' i ,I ri � F 6J e 125 9 .. ,z, GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE Two -Unit Residential (RT) Two -Unit Residential, Balboa Island R -BI Single -unit dwelling NORTH RT R -BI Single-unit dwelling SOUTH RT 7R-BI Single-unit dwelling EAST RT R -BI Two -unit dwelling WEST RT R -BI Single -unit dwelling Davidson -Took Variance September 20, 2012 Page 3 INTRODUCTION Project Setting The property is located at the northwesterly corner of Sapphire Avenue and Park Avenue on Balboa Island. The lot measures 30 feet in width and 45 feet in length, and totals 1,350 square feet in area. The lot is legally described as a portion of Lot 1, Block 9, Section 2 of Balboa Island. The sub - standard lot size is a result of a subdivision of the original Lot 1 that occurred prior to the City's subdivision ordinances that were enacted beginning in 1959; therefore, it has been determined to be a legally created lot. As a result of this prior subdivision, the property is significantly smaller than the surrounding 2,550 square -foot (30- foot -wide by 85- foot -deep) lots that are typical of Balboa Island (PC3- Maps illustrating surrounding lot sizes). The property also does not have alley access. Currently, the property is developed with a small (approx. 610 sq. ft.), single -unit dwelling that was constructed in 1947. No on -site parking is provided. The existing structure encroaches into the setbacks as follows: 0.2 feet into the required 10 -foot front setback adjacent to Sapphire Avenue, 0.2 feet into the required 3 -foot side setback adjacent to the Park Avenue, 0 feet into the required 3 -foot side setback adjacent to the northerly side property line, and 4.7 feet into the required 10 -foot rear setback adjacent to the westerly property line. Immediately to the west is a single -unit dwelling developed on the remaining 1,200 - square -foot portion of the original Lot 1 (40 feet wide by 30 feet deep). To the north, east and west are typical single- and two -unit dwellings developed on standard size lots. General Plan and Local Coastal Plan The property is designated Two -Unit Residential (RT) and (RT -E) by the Land Use Element of the City's General Plan and Coastal Land Use Plan, which are intended to provide for a range of two -unit dwellings such as duplexes and townhomes. The construction of a new single -unit dwelling is consistent with these designations. Zoning Code The property is zoned Two -Unit Residential, Balboa Island (R -BI) by the Zoning Code, which allows a maximum of two residential dwelling units located on a single legal lot. The proposed single -unit dwelling is consistent with this zoning designation. The proposed project will conform to all applicable development standards of the R -BI zoning district, with the exception of the requested encroachment into the rear setback and increased floor area. Each of these requests are discussed in more detail below. Davidson -Took Variance September 20, 2012 Page 4 Variance Requests To determine if the requested variances are appropriate, staff first analyzed the proposed setbacks for compatibility with the surrounding development, then the proposed floor area variance was analyzed for equity. Setback Encroachment Variance With the exception of a few similarly oriented lots, all standard size lots in Balboa Island maintain alley access and are subject to a 5 -foot rear alley setback. In this case, the subject property is sub - standard in size and lacks alley access as a result of a prior re- subdivision. The lack of alley access triggers the requirement by the Zoning Code for a 10- foot rear setback that is intended for larger -sized lots and is not required for typical lots on Balboa Island. Application of a 10 -foot rear setback and 10 -foot front setback would equate to approximately 44.4percent of the lot depth. In comparison, application of the standard 10 -foot front setback and 5 -foot rear alley setback on the typical 85 -foot deep lot in the vicinity would equate to only 17.6percent of the lot depth. The applicant is proposing to maintain the 10 -foot front setback, preserving the neighborhood pattern of development along Sapphire Avenue; however, is proposing to encroach 7 feet into the required 10 -foot rear yard setback. Staff believes the applicant's request is reasonable in this case due to the extremely short depth of the lot. The proposed 3 -foot rear setback is intended to match the standard 3 -foot side yard setback on the abutting property, thus providing the same amount of air, light, and separation as would exist with other dwellings in the area that maintain 3 -foot side yard setbacks between structures. Although the City has a process for establishing alternative setback areas where the orientation of an existing lot is not consistent with character or orientation of other lots in the vicinity, the applicant is requesting additional floor area beyond what would be allowed utilizing the revised buildable area based on the alternative setbacks; therefore, a variance is requested for both setback encroachment and floor area. Floor Area Variance The Zoning Code permits structures within the R -BI District to have a total gross floor area, or Floor Area Limit (FAL), equal to 1.5 times the buildable area of the lot, plus an additional 200 square feet. The buildable area of a lot is defined as the lot area minus the area of required setbacks. Using this formula, the maximum allowable gross floor area for the subject lot is 900 square feet plus 200 square feet, for a total of 1,100 square feet. The proposed single -unit dwelling has a gross floor area of 1,440 square feet. Table 1 below compares the floor area to land area ratios of the subject lot, the typical lot in the vicinity, and the proposed project. Davidson -Took Variance September 20, 2012 Page 5 Table 1: Propertv Development Standards Comparison (1) Maximum floor area limit utilizing proposed setbacks would equate to 1,152 sq. ft. + 200 sq. ft.; however, the applicant is requesting the proposed additional floor area. Applying standard setbacks to the subject property results in a smaller percent of allowed buildable area when compared to typical lots on Balboa Island and thus less allowable floor area. The primary reason is the rear property line is not adjacent to an alley as most typical lots; therefore, the required rear yard setback is 10 feet instead of typical 5 -foot alley setback. This is an unusually large setback for not only a property of this size, but for any typical lot within the vicinity and for Balboa Island. As illustrated in Table 1, the buildable area of the subject lot is only 45percent of the total lot area; the buildable area of the larger, typical lot equates to 77percent of the total lot area. To establish a recommendation, staff used a floor area to lot area ratio (FAR) to determine an appropriate floor area, a method that has been used in the past when analyzing similar requests. Strict application of the Zoning Code requirement of the 1.5 floor area limit allows a maximum of 900 gross square feet (excluding the additional 200 - square -foot allowance), which results in a FAR of 0.67. The FAR of a typical lot Subject Lot Typical Lot in Subject Lot Code Standards the Block Proposed Front Setback 10 ft. 10 ft. 10 ft. (Sapphire Ave) Side Setback (Park Ave) 3 ft. 3 ft. 3 ft. (4 ft. garage) Side Setback (North) 3 ft. 3 ft. 3 ft. Rear Setback loft 5 ft. (alley) 3 ft. 'variance required Gross Lot Area 1,350 sq. ft. 2,550 sq. ft. No change (30 ft. x 45 ft.) (30 ft. x 85 ft.) Buildable Area 600 sq. ft. 1,680 sq. ft. 768 sq. ft. (45% of lot) (77% Of lot) (57% of lot) Maximum Floor Area 1,440 sq. ft'' Buildable Area x 1,100 sq. ft. 2,720 sq. ft "variance required 1.5 FAL + 200 sq. ft. Floor Area to Land Area Ratio (FAR) excluding 0.67 0.99 0.92 200 sq. ft. allowance Floor Area to Land Area Ratio (FAR) including 0.81 1.07 1.07 200 sq. ft. allowance (1) Maximum floor area limit utilizing proposed setbacks would equate to 1,152 sq. ft. + 200 sq. ft.; however, the applicant is requesting the proposed additional floor area. Applying standard setbacks to the subject property results in a smaller percent of allowed buildable area when compared to typical lots on Balboa Island and thus less allowable floor area. The primary reason is the rear property line is not adjacent to an alley as most typical lots; therefore, the required rear yard setback is 10 feet instead of typical 5 -foot alley setback. This is an unusually large setback for not only a property of this size, but for any typical lot within the vicinity and for Balboa Island. As illustrated in Table 1, the buildable area of the subject lot is only 45percent of the total lot area; the buildable area of the larger, typical lot equates to 77percent of the total lot area. To establish a recommendation, staff used a floor area to lot area ratio (FAR) to determine an appropriate floor area, a method that has been used in the past when analyzing similar requests. Strict application of the Zoning Code requirement of the 1.5 floor area limit allows a maximum of 900 gross square feet (excluding the additional 200 - square -foot allowance), which results in a FAR of 0.67. The FAR of a typical lot Davidson -Took Variance September 20, 2012 Page 6 within the block is 0.99. The applicant's requested variance to exceed the 1.5 floor area limit with a single -unit dwelling that has a gross floor area of 1,240 square feet (excluding the additional 200 - square -foot allowance) results in a 0.92 FAR, which is consistent with the typical lots within the vicinity. Therefore, the proposed structure would not be out of proportion to the other dwellings within the immediate neighborhood and throughout Balboa Island. Since the additional 200 - square -foot allowance applies to all properties within Balboa Island, regardless of size, staff believes excluding the 200 - square -foot allowance is important in order to obtain an equitable comparison of FAR. However, it should be noted that when the allowance is included in the FAR calculation comparison, the proposed structure would still maintain a FAR calculation consistent with other typical lots in the vicinity (1.07 FAR). Variance Findings and Summary Pursuant to Section 20.52.090 of the Zoning Code, the Planning Commission must make the following findings in order to approve a variance: 1. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; 3. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 4. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 5. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and 6. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Staff believes sufficient facts exist to support the variance request for both the increased floor area and rear setback encroachment. Davidson -Took Variance September 20, 2012 Page 7 As previously discussed, the subject property is sub - standard in size due to re- subdivision that occurred prior to the City enacting subdivision regulations and lacks alley access. Given its small size, application of standard setbacks results in a disproportionate reduction in buildable area and thus less allowable floor area. The application of the 10 -foot rear setback in particular, is unusually larger and not typical of other lots in Balboa Island and further limits the buildable depth of the lot. The proposed encroachment into the rear setback is reasonable in this case due to the extremely short depth of the lot and affords the property owner a more usable buildable lot depth. The proposed 3 -foot rear setback is also consistent with the standard 3 -foot side yard setback and would ensure the protection of air, light, and separation that exists with other properties in the vicinity. The proposed gross floor area of the dwelling is consistent with the FAR of typical lots on Balboa Island. The equitable FAR preserves private property rights, while ensuring a special privilege is not granted and results in a dwelling that is proportionate to others on Balboa Island and consistent with the neighborhood development pattern. In addition the design of the structure includes articulation and modulation through the use of several balconies and building offsets to minimize bulk and enhance the aesthetics of the structure. Alternatives The Commission has the option to deny the request if it is found that the applications are inconsistent with the purpose and intent of the Zoning Code or that the project might prove detrimental to the area (PC4: Resolution for Denial). Denial would allow construction of a 1,100 square -foot dwelling with the Zoning Code required setbacks. The Commission also has the option to propose a revised project that contains altered amounts for gross floor area and setback encroachments. Environmental Review The project is categorically exempt under Section 15302, of the California Environmental Quality Act (CEQA) Guidelines - Class 2 (Replacement or Reconstruction), which allows for the reconstruction of existing structures where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. In this case, an existing single -unit dwelling would be demolished and a new single -unit dwelling would be reconstructed on the same site. The project is also categorically exempt under Section 15303, of the CEQA Guidelines - Class 3 (New Construction or Conversion of Small Structures), which allows for the construction of up to three single -unit dwellings in a residential zone, in urbanized areas. Davidson -Took Variance September 20, 2012 Page 8 Public Notice Notice of this application was published in the Daily Pilot, mailed to all owners 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 prior to the decision date, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: aime Murillo, Associate Planner Br n la Wisnesl i, rICP, Deputy Director ATTACHMENTS PC 1 Project Plans PC 2 Draft Resolution for Approval with Findings and Conditions PC 3 Maps Illustrating Surrounding Lot Sizes PC 4 Draft Resolution for Denial F: \Users \PLN \Shared \PA's \PAs - 2012 \PA2012 - 108 \PA2012 -108 PC rpt.docx Te m pl ate. d otx: 07/31/12 Attachment No. PC 1 Project Plans I? m (Y 5" BLC 6" BU 61H Q 4 Cn 4 4 In 6 -2" i6" BLOCK MALL, 6' -0" HIGH 31' -10" PL 45.00' 10' -0' SETBACK 6" BLOCK WALL, 3'-6" HIGH � I GONG. DRIVEWAY -j PER STD- 160 -L -B l 3' -0° AND STD -163 -1- 4'1 16-0" 3' -2" SETBACK PARK AVI SITE / GRADING / DRAINAGE PLAN DESIGN LOADS LIVE LOADS: ROOF 20 PSP FLOOR 40 PSF II LATERAL LOADS MEW BUILDING) WIND: 1. GOVERNING CODES FOR THIS PROJECT: BASIC WIND SPEED 85 MPH, EXPOSURE G IMPORTANCE FACTOR IW = 1.0 BUILDING CATEGORY 11 SEISMIC: USE GROUP I IMPORTANCE FACTOR IE = 1.0 SOIL 517E CLASS 50 MAPPED SPECTRAL 0.188 RESPONSE ACCELERATION WAY MUST BE REVIEW ED AND APPROVED BY THE ® 0.25 PERIOD, 55 WELLED SHALL BE DO INTO THE EXISTING CONCRETE MAPPED SPECTRAL 0.110 RESPONSE ACCELERATION ROADWAY AND CONCRETE GUTTER CURB. -------------------------------------- I PERMIT AND MAY REQUIRE THE EXECUTION OF AN SPECTRAL RESPONSE 1.241 COEFFICIENT, BOB ENGROAGHMENT AGREEMENT. THERE 15 NO GUARAN- SPECTRAL RESPONSE 0.110 COEFFICIENT, 5D1 TEE THAT ENCROACHMENTS SHOWN ON THE 517E I / /�yv�y��0��yv�wO�yv /wv CATEGORY PLAN WILL BE APPROVED BY THE PUBLIC WORK5 BASIC SEISMIC FORGE LIGHT - FRAMED WALLS RE515TING SYSTEM SHEATHED WRH WOOD I I I w% v�wv�yv 0.192W SEISMIC RESPONSE 0.192 COEFFICIENT, G5 4. PROVIDE 2 LAYERS OF 5ANDBA65 AT PROPERTY RESPONSE MODIFIGAT10N 6.5 FOR SHEAR WALL - 3.5 FOR RIGID FRAMES ANALYSIS PROCEDURE EQUIVALENT LATERAL USED FORGE TION 5EWER CONTRACTOR OR AN A UGENSED GENERAL 4. USE OF LOW WATER CONSUMPTION PLANTS AND APPROVAL FROM GENERAL 5ERVIGE5 DEPARTMENT. FOUNDATION NOTE ><4. ENGINEERING CONTRACTOR. B. SOILS ENGINEER TO REVIEW AND APPROVE 6. TREES ARE REQUIRED TO BE PLANTED IN PARKWAY 22. WHEN REQUIRED, FENCE BARRIER AND WALKWAY COVER FOUNDATION AND GRADING PLANS. SOILS ENGINEER TO INSPECT AND CERTIFY FOOTING ABUTTING THE BUILDING 51TE IF A NEW BUILDING 15 CONSIDERATION, SUN AND SHADE EXPOSURES AND TO BE CONSTRUCTED PER Or 3306.5, 3306.6 AND EXCAVATION AND DESIGN BEARING PRE55URE, CONSTRUCTED, PER MUNICIPAL (ODE SECTION EXISTING STREET TREES SHALL BE PROTECTED IN 3306.1. GRADING AND COMPACTING OF 51 13A9.010. 23. IN ADDITION TO PROTECTION OF PEDESTRIANS, PROVIDE PRIOR TO POURING CONCRETE. FOR OVER - T PROVIDE TREES IN THE PARKWAY ADJOINING THIS THERMOSTATIC MIXING VALVES. CONSTRUCTION FENCING 12" TO 64" HIGH. EXCAVATION AND RECOMPAGTION DURING POTENTIAL OVERWATERING AND IRRIGATION RUNOFF. GK WALL Z i I 8.00 15. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, W Q O 5. HOM50lAINER TO ROUTINELY GLEAN CATCH BASINS INCLUDING DUCT OPENIN65, TO BE ABOVE 18. NEW CONGRETE 51DBAALK, CURB AND GUTTER, CURB AND DRAIN LINES OF DEBRIS. ELEVATION bb' NGVO29 (8d NAVD88) MEAN ACCESS RAMPS, AND STREET PAVEMENT MAY BE I I II I REQUIRED BY THE CITY AT THE TIME OF CONSTRUG- 6. CATCH BA51N5 WITH GRAVEL FILLED OPEN BOTTOMS � TON, SAID DETERMINATION SHALL BE MADE AT THE INCORPORATED IN DRAIN SYSTEM TO PROVIDE DISCRETION OF THE PUBLIC WORKS INSPECTOR. FILTRATION OF RUNOFF PRIOR TO DISCHA96E INTO O THE BAY. \ UP I� MGM I I 2 CAR GARAGE-- 1 I a t I C -- - - - - -- I i T m--- JOB 8 L - -- - -, • n\ --- ---- - -- - -- DRAWN BY m z PLOT DATE l J REVISION i CURB ELEVATION = 9.00' i tg \ •�\ ' � ~x IL /\ xN W ULING MULLING i o0 SI IEET �`I FWENTY-0 11 IFINI5H SLAB ELEVATION = 9A0' „I STONE /A PAVING �\ I J I I j�\ I I \ -F4 GK VNALL 6HI- VA - - - -- - - - -- ------------------------ - - - - -- =n ,____________________. PL 45.00' 4 n PROVIDE EIGHT DISTANCE PER 57D -110 -L AT CORNER 8fy r 4 111 W MAX.MAX. MAX, GONG. DRIVEWAY -j PER STD- 160 -L -B l 3' -0° AND STD -163 -1- 4'1 16-0" 3' -2" SETBACK PARK AVI SITE / GRADING / DRAINAGE PLAN DESIGN LOADS LIVE LOADS: ROOF 20 PSP FLOOR 40 PSF II LATERAL LOADS MEW BUILDING) WIND: 1. GOVERNING CODES FOR THIS PROJECT: BASIC WIND SPEED 85 MPH, EXPOSURE G IMPORTANCE FACTOR IW = 1.0 BUILDING CATEGORY 11 SEISMIC: USE GROUP I IMPORTANCE FACTOR IE = 1.0 SOIL 517E CLASS 50 MAPPED SPECTRAL 0.188 RESPONSE ACCELERATION WAY MUST BE REVIEW ED AND APPROVED BY THE ® 0.25 PERIOD, 55 WELLED SHALL BE DO INTO THE EXISTING CONCRETE MAPPED SPECTRAL 0.110 RESPONSE ACCELERATION ROADWAY AND CONCRETE GUTTER CURB. ® 1.05 PERIOD, 51 PERMIT AND MAY REQUIRE THE EXECUTION OF AN SPECTRAL RESPONSE 1.241 COEFFICIENT, BOB ENGROAGHMENT AGREEMENT. THERE 15 NO GUARAN- SPECTRAL RESPONSE 0.110 COEFFICIENT, 5D1 TEE THAT ENCROACHMENTS SHOWN ON THE 517E SEISMIC DESIGN D CATEGORY PLAN WILL BE APPROVED BY THE PUBLIC WORK5 BASIC SEISMIC FORGE LIGHT - FRAMED WALLS RE515TING SYSTEM SHEATHED WRH WOOD CONSTRUCTION INSPECTION PER III SEC. 108. STRUCTURAL PANELS DESIGN BASE SHEAR 0.192W SEISMIC RESPONSE 0.192 COEFFICIENT, G5 4. PROVIDE 2 LAYERS OF 5ANDBA65 AT PROPERTY RESPONSE MODIFIGAT10N 6.5 FOR SHEAR WALL FACTOR, R 3.5 FOR RIGID FRAMES ANALYSIS PROCEDURE EQUIVALENT LATERAL USED FORGE U N w V J U I SITE NOTES PROJECT NOTES SITE TO THE SATISFACTION OF THE GENERAL 5ERV- IGE5 DEPARTMENT (949/644 - 3083). APPROVAL FROM GENERAL 5ERVIGE515 REQUIRED ON THE BUILDING INSPECTION GARD PRIOR TO FINAL INSPECTION, 6. SURVEYOR SHALL MONUMENT PROPERTY CORNERS BEFORE STARTING GRADING, WITH PERMANENT MONUMENT5. 5URVEYOR TO FILE A CORNER RECORD OR A RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 9. CONTRACTOR TO OBTAIN AN ENGROAGHMENT PER- MIT FROM PUBLIC WORKS PRIOR TO PERFORMING ANY OFF -SITE WORK. 10. A CITY ENCROACHMENT AGREEMENT 15 REQUIRED FOR ALL NON - STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT -O WAY. 11. NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHIGH A PERSON 15 REQUIRED TO DESCEND OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIV15ION OF INDUSTRIAL SAFETY. 12 FENCES AND WALLS VUTHIN THE SIDE YARD SETBACKS TABLE 3306.1 PROTEGTION OF PEDESTRIANS OF HEIGHT OF DISTANCE FROM TYPE OF 1. GRADING: 19. WHERE THE EX15'ING DRIVEWAY APPROACH 15 R5- 1. GOVERNING CODES FOR THIS PROJECT: OVEREXGAVATION GUT: 125 CUBIC YARDS REQUIRED MOVED AND WHERE THE NEW DRIVEWAY APPROACH 2001 CALIFORNIA BUILDING CODE (CBC) OVEREXGAVATION FILL: 125 GUBIG YARDS OR LE55 15 CONSTRUCTED, A MINIMUM 12" WIDE X 12" DEEP 2001 CALIFORNIA MECHANICAL CODE (CM(G) 2. ALL PLANTING TO BE NON -INVASIVE. NONE FULL DEPTH GONGRETE PATGHBAGK SHALL BE 2001 CALIFORNIA PLUMBING CODE (CPC) 3. ALL ENCROACHMENTS WITHIN THE PUBLIC RI6HT -0F - BARRIER AND CONSTRUCTED ALONG THE ENTIRE LENGTH OF THE NEW DRIVEWAY APPROACH, SUCH PATGHBAGK PANEL 2001 CALIFORNIA ELECTRICAL CODE (GEG) WAY MUST BE REVIEW ED AND APPROVED BY THE FIN15H FLOOR ELEV. WELLED SHALL BE DO INTO THE EXISTING CONCRETE 200 CALIFORNIA ENERGY STANDARDS (GEE) 2001 1 CALIFORNIA FIRE GORE PUBLIC WORKS DEPARTMENT DEPARTMENT UNDER A SEPARATE 5 FEET OR MORE ROADWAY AND CONCRETE GUTTER CURB. 40% OPEN. PERMIT AND MAY REQUIRE THE EXECUTION OF AN GONVERED CIVIL ENGINEER. 1/4 THE HEIGHT OF ENGROAGHMENT AGREEMENT. THERE 15 NO GUARAN- 20. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL 1r5QUIR D 2. ED150N COMPANY APPROVAL 15 REQUIRED FOR TEE THAT ENCROACHMENTS SHOWN ON THE 517E 5 FEET OR MORE BE INSTALLED AND POSITIONED IN A MANNER THAT TI METER LOCATION PRIOR TO INSTALLATION. PLAN WILL BE APPROVED BY THE PUBLIC WORK5 BARRIER WILL NOT CAUSE IRRIGATION OVBR5PRAY ONTO THE SERVICE TO E UNDERGROUND IF RELOCATED DEPARTMENT. CONSTRUCTION INSPECTION PER III SEC. 108. PUBLIC BOARDWALK. SEA NEW SERVICE 15 INSTALLED. FIELD INS - 5 FEET OR MORE 6 FEET DRAIN - SIZE PER PLAN PECTORE, TO REVIEW AND APPROVE FUTURE 4. PROVIDE 2 LAYERS OF 5ANDBA65 AT PROPERTY 21, ALL WORK RELATED TO WA5TEWATER N PUBLIC RIGHT -0F - UNDERGROUND SERVICE REQUIREMENT PRIOR -INE5 FOR ER05ION CONTROL PER NBMG, TYP. WITHIN THE ALLEY / 5TREET AND SHALL HAVE A WAY SHALL BE PERFORMED BY A C-42 LICENSED SANTA- TO CONCRETE PLACEMENT. 5. REMOVAL OF ANY CITY TREES REQUIRES PRIOR TION 5EWER CONTRACTOR OR AN A UGENSED GENERAL 4. USE OF LOW WATER CONSUMPTION PLANTS AND APPROVAL FROM GENERAL 5ERVIGE5 DEPARTMENT. FOUNDATION NOTE ><4. ENGINEERING CONTRACTOR. B. SOILS ENGINEER TO REVIEW AND APPROVE 6. TREES ARE REQUIRED TO BE PLANTED IN PARKWAY 22. WHEN REQUIRED, FENCE BARRIER AND WALKWAY COVER FOUNDATION AND GRADING PLANS. SOILS ENGINEER TO INSPECT AND CERTIFY FOOTING ABUTTING THE BUILDING 51TE IF A NEW BUILDING 15 CONSIDERATION, SUN AND SHADE EXPOSURES AND TO BE CONSTRUCTED PER Or 3306.5, 3306.6 AND EXCAVATION AND DESIGN BEARING PRE55URE, CONSTRUCTED, PER MUNICIPAL (ODE SECTION EXISTING STREET TREES SHALL BE PROTECTED IN 3306.1. GRADING AND COMPACTING OF 51 13A9.010. 23. IN ADDITION TO PROTECTION OF PEDESTRIANS, PROVIDE PRIOR TO POURING CONCRETE. FOR OVER - T PROVIDE TREES IN THE PARKWAY ADJOINING THIS THERMOSTATIC MIXING VALVES. CONSTRUCTION FENCING 12" TO 64" HIGH. EXCAVATION AND RECOMPAGTION DURING SITE TO THE SATISFACTION OF THE GENERAL 5ERV- IGE5 DEPARTMENT (949/644 - 3083). APPROVAL FROM GENERAL 5ERVIGE515 REQUIRED ON THE BUILDING INSPECTION GARD PRIOR TO FINAL INSPECTION, 6. SURVEYOR SHALL MONUMENT PROPERTY CORNERS BEFORE STARTING GRADING, WITH PERMANENT MONUMENT5. 5URVEYOR TO FILE A CORNER RECORD OR A RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 9. CONTRACTOR TO OBTAIN AN ENGROAGHMENT PER- MIT FROM PUBLIC WORKS PRIOR TO PERFORMING ANY OFF -SITE WORK. 10. A CITY ENCROACHMENT AGREEMENT 15 REQUIRED FOR ALL NON - STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT -O WAY. 11. NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHIGH A PERSON 15 REQUIRED TO DESCEND OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIV15ION OF INDUSTRIAL SAFETY. 12 FENCES AND WALLS VUTHIN THE SIDE YARD SETBACKS TABLE 3306.1 PROTEGTION OF PEDESTRIANS OF HEIGHT OF DISTANCE FROM TYPE OF GHE16H CONSTRUCTION PROTECTION WATER QUALITY BEST TO LOT LINE REQUIRED 8 FEET LESS THAN 5 FEET CONSTRUCTION OR LE55 BUILDING, EXCAVATIONS ADJACENT TO A PUB - RAILINGS 5 FEET OR MORE NONE WM LIG WAY REQUIRE PUBLIC WORKS APPROVAL 1`6 BARRIER AND 1. PLANTING AREAS AND VINE POCKETS INCORPORATED LE55 THAN 5 FEET CONVERED FIN15H FLOOR ELEV. NATURAL GRADE. THE UPPER 6 -0" MUST BE AT LEAST WALKWAY (E) 5 FEET OR MORE BARRIER AND 40% OPEN. BUT NOT MORE THAN GONVERED CIVIL ENGINEER. 1/4 THE HEIGHT OF WALKWAY 2. SURFACE DRAINAGE DIRECTED INTO LANDSCAPE CONSTRUCTION PROVIDE LOW FLUSH TOILETS PER CODE; 1.6 MORE THAN 5 FEET OR MORE AREAS ON PROPERTY TO RETAIN 516NIFIGANT 8 FEET BUT BETWEEN 1/4 AND 1/2 BARRIER THICKNESS, MINIMUM. THE HEIGHT OF 12. CONSTRUCTION INSPECTION PER III SEC. 108. CONSTRUCTION THE WATER METER AND SEWER GLEANOUT THAT 5 FEET OR MORE 6 FEET DRAIN - SIZE PER PLAN DIAMETER PER PLAN BUT EXCEEDING CONSTRUCTION 13. THE HEIGHT OF FENCING WITHIN THE ALLEY / 5TREET AND SHALL HAVE A CONSTRUCTION 6RADIN6 OPERATION SOILS ENGINEER TO VERIFY COMPETENT SOIL AT EXTENT OF EXGAVATION PRIOR TO BAGKFILL AND RECOMPACTION. 4. PROVIDE PRE55URE REGULATOR IF WATER 15 EQUAL TO OR GREATER THAN EIGHTY POUNDS PER SQUARE INCH (80 F51). S. SEPARATE APPLICATION PERMIT 15 REQUIRED FOR DEMOLITION, RETAINING WALLS, GRADING/ DRAINAGE, PATIO COVERS, FENCES OVER 3 FEET HIGH AND POOLS/5PA5. 6. FEMA FIN15H FLOOR ELEVATION CERTIFICATE MUST BE COMPLETED BY A LICENSED SURVEY- OR AND SUBMITTED TO THE BUILDING DEPART- MENT INSPECTOR AFTER THE FIRST FLOOR 15 POURED AND BUILT. 9. CONTRACTOR TO HAVE LAB TEST FOR SOIL 5ULFATES PRIOR TO GALLING FOR FOUNDA- TION INSPECTION AND SHOW SULFATES ARE NEGLIGIBLE OR COMPLY WITH TABLE 19-A -4. 10. TEMPORARY 5HORING 15 REQUIRED FOR EX- GAVATION WHIGH REMOVES THE LATERAL SUP 16. UTILITY DEPARTMENT TO IN5PEGT MAIN 55*NFR HOOK -UP PRIOR TO BUILDING FINAL. EXISTING LATERAL TO BE CHANGED AND GLEAN -OUT (406 -L) INSTALLED TO COMPLY WITH CITY STANDARDS IF ANY OF THE FOLLOWING CONDITIONS OCCUR. THIS WILL BE DETERMINED BY THE BUILDING INSPECTOR. A. ALTERATIONS TO THE BUILDING SEWER 15 DONE. B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN 51ZE OF BUILDING LINE. G. WHEN IT 15 FOUND THAT THE BUILDING 55^1ER 15 INSTALLED IN AN ILLEGAL OR UNSANITARY MANNER. D. IF AREA OF STRUCTURAL REMODEL ADDITION 15 GREATER THAN 50% OF EXISTING AREA. E. WHEN 6 OR MORE FIXTURE UNITS (PER UPC, 1 -3) ARE ADDED TO AN EXISTING SYSTEM (LAY: 1 UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, LAUNDRY: 2 UNITS, BATHTUB, SHOWER: 2 UNITS), ELECTRICAL PANEL SCHEDULE AND GIRCUIT DRAWINGS ARE REQUIRED FOR SERVICE EXCEEDING 400 AMPS. 11: A PUBLIC WORKS DEPARTMENT ENGROAGH- MENT PERMIT INSPECTION 15 REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL GAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DE- PARTMENT INSPECTION, IF ANY OF THE EXIST- ING PUBLIC IMPROVEMENTS SURROUNDING THE 51TE 15 DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY /STREET PAVEMENT WILL BE RE- QUIRED AND 100% PAID BY OWNER. SAID DE- TERMINATION AND THE EXTENT OF REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 18. ALL LANDSCAPING IN PUBLIC RIGHT -O WAY FRONTING PROJECT 51TE SHALL BE REPLACED BY CITY STANDARD LANDSCAPING TO THE 5ATI5FAGTION OF THE GENERAL SERVICES DEPARTMENT. 19. PROVIDE TWO COPIES OF SOILS AND FOUNDA- TION INVESTIGATION REPORT BY A LICENSED 6EOTECHNICAL ENGINEER. PROVIDE'PINAL' REPORT, WET STAMPED, SIGNED AND DATED. 20. CONTRACTOR SHALL NOTIFY ADJACENT PROP- ERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING EXCAVATION WORK: } tint >J 4x� G A, C ti i y � LEGEND BW BACK OF WALK TN TOP OF VIAL_ TG TOP OF CURB SHALL NOT EXCEED 6' -0" AS MEASURED FROM WATER QUALITY BEST FL PORT FROM A PUBLIC WAY OR AN EXISTING HP 9.00' NAV88. MANAGEMENT PRACTICES FIN15HED SURFACE BUILDING, EXCAVATIONS ADJACENT TO A PUB - 13. FENCES AND WALLS WITHIN THE FRONT YARD 5E7- NATURAL GRADE WM LIG WAY REQUIRE PUBLIC WORKS APPROVAL 1`6 BACKS 5HALL NOT EXCEED 5-0" AS MEASURED FROM 1. PLANTING AREAS AND VINE POCKETS INCORPORATED GRADE BREAK PRIOR TO ISSUANCE OF A BUILDING PERMIT. FIN15H FLOOR ELEV. NATURAL GRADE. THE UPPER 6 -0" MUST BE AT LEAST INTO -HE HARD5GAPE PAVING DRAINS TO LAND- (E) SHORING MUST BE DESIGNED BY A REGISTERED EA 40% OPEN. 5GAPE AREAS WHEREVER POSSIBLE. GARAGE FINF.M FLOOR CIVIL ENGINEER. 14. 05TANC-E FROM FACE OF FOUNDATION TO PROPER- 2. SURFACE DRAINAGE DIRECTED INTO LANDSCAPE 11. PROVIDE LOW FLUSH TOILETS PER CODE; 1.6 -A TY LINE TO BE ZONING 5ETBAGK PLUS WALL FIN15H AREAS ON PROPERTY TO RETAIN 516NIFIGANT PLANTING AREA GALLON MAX. 5 - 5ENER LINE THICKNESS, MINIMUM. AMOUNTS OF NIA -'ER RUNOFF ON -SITE. 12. CONSTRUCTION INSPECTION PER III SEC. 108. 15. THE WATER METER AND SEWER GLEANOUT THAT A65, SDR 35 DRAINLINE DRAIN - SIZE PER PLAN DIAMETER PER PLAN SERVE THE NEW RESIDENCE SHALL BE LOCATED 3. ROOF GUTTER OOlAN5POUT5 DAYLIGHT OR FLOW 13. MINIMUM DESIGN 501E BEARING 15 1000 P5F WITHIN THE ALLEY / 5TREET AND SHALL HAVE A INTO LANDSCAPED AREAS WHERE POSSIBLE. UNLESS NOTED OTHERWISE ON 5HEET SGN , IER TRAFFIC -GRADE BOX AND COVER. SB GLEANOUT 4. USE OF LOW WATER CONSUMPTION PLANTS AND FOUNDATION NOTE ><4. SHALL BE CONSTRUCTED PER GITY 5TANDARD PROPER IRRIGATION TECHNIQUES AND TAKING INTO 14. 120 DEGREES AT MAXIMUM TEMPERATURE #401 CONSIDERATION, SUN AND SHADE EXPOSURES AND nw H �-I- SHOWERS AND TUB/SHOWERS TO BE PRO - IR 16. EXISTING STREET TREES SHALL BE PROTECTED IN 501L TYPES. PLANTS SHALL BE GROUPED IN AGGOR- VIDEO BY THE USE OF PRESSURE BALANCE OR PLAGE. DANCE TO THEIR WATER NEEDS IN ORDER TD AVOID THERMOSTATIC MIXING VALVES. 11. ALL UTILITY 5ERVIGE CONNECTIONS SHALL BE POTENTIAL OVERWATERING AND IRRIGATION RUNOFF. Z MADE UNDERGROUND. 15. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, W Q O 5. HOM50lAINER TO ROUTINELY GLEAN CATCH BASINS INCLUDING DUCT OPENIN65, TO BE ABOVE 18. NEW CONGRETE 51DBAALK, CURB AND GUTTER, CURB AND DRAIN LINES OF DEBRIS. ELEVATION bb' NGVO29 (8d NAVD88) MEAN ACCESS RAMPS, AND STREET PAVEMENT MAY BE `` LEVEL (M.5.1-J. REQUIRED BY THE CITY AT THE TIME OF CONSTRUG- 6. CATCH BA51N5 WITH GRAVEL FILLED OPEN BOTTOMS � TON, SAID DETERMINATION SHALL BE MADE AT THE INCORPORATED IN DRAIN SYSTEM TO PROVIDE DISCRETION OF THE PUBLIC WORKS INSPECTOR. FILTRATION OF RUNOFF PRIOR TO DISCHA96E INTO O THE BAY. 16. UTILITY DEPARTMENT TO IN5PEGT MAIN 55*NFR HOOK -UP PRIOR TO BUILDING FINAL. EXISTING LATERAL TO BE CHANGED AND GLEAN -OUT (406 -L) INSTALLED TO COMPLY WITH CITY STANDARDS IF ANY OF THE FOLLOWING CONDITIONS OCCUR. THIS WILL BE DETERMINED BY THE BUILDING INSPECTOR. A. ALTERATIONS TO THE BUILDING SEWER 15 DONE. B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN 51ZE OF BUILDING LINE. G. WHEN IT 15 FOUND THAT THE BUILDING 55^1ER 15 INSTALLED IN AN ILLEGAL OR UNSANITARY MANNER. D. IF AREA OF STRUCTURAL REMODEL ADDITION 15 GREATER THAN 50% OF EXISTING AREA. E. WHEN 6 OR MORE FIXTURE UNITS (PER UPC, 1 -3) ARE ADDED TO AN EXISTING SYSTEM (LAY: 1 UNIT, TOILET: 3 UNITS. SINK: 2 UNITS, LAUNDRY: 2 UNITS, BATHTUB, SHOWER: 2 UNITS), ELECTRICAL PANEL SCHEDULE AND GIRCUIT DRAWINGS ARE REQUIRED FOR SERVICE EXCEEDING 400 AMPS. 11: A PUBLIC WORKS DEPARTMENT ENGROAGH- MENT PERMIT INSPECTION 15 REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL GAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DE- PARTMENT INSPECTION, IF ANY OF THE EXIST- ING PUBLIC IMPROVEMENTS SURROUNDING THE 51TE 15 DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY /STREET PAVEMENT WILL BE RE- QUIRED AND 100% PAID BY OWNER. SAID DE- TERMINATION AND THE EXTENT OF REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 18. ALL LANDSCAPING IN PUBLIC RIGHT -O WAY FRONTING PROJECT 51TE SHALL BE REPLACED BY CITY STANDARD LANDSCAPING TO THE 5ATI5FAGTION OF THE GENERAL SERVICES DEPARTMENT. 19. PROVIDE TWO COPIES OF SOILS AND FOUNDA- TION INVESTIGATION REPORT BY A LICENSED 6EOTECHNICAL ENGINEER. PROVIDE'PINAL' REPORT, WET STAMPED, SIGNED AND DATED. 20. CONTRACTOR SHALL NOTIFY ADJACENT PROP- ERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING EXCAVATION WORK: } tint >J 4x� G A, C ti i y � LEGEND BW BACK OF WALK TN TOP OF VIAL_ TG TOP OF CURB INV NVERT ELEVATION FL FLOW LINE HP H16H POINT F5 FIN15HED SURFACE SOO 55A✓ER CLEAN OUT NG NATURAL GRADE WM WATER METER 1`6 FIN15H GRADE 68 GRADE BREAK FF FIN15H FLOOR ELEV. TG TOP OF &RATE ELEV. (E) FASTIN6 EA EDGE OF ALLEY 6FF GARAGE FINF.M FLOOR BM BENCHMARK TO TOP OF DRAIN ELEV. T5 TOP OF STEP -A - MATER LINE A6 PLANTING AREA - 5 - 5ENER LINE �/\ SLOPE DRAINS U M N, A65, SDR 35 DRAINLINE DRAIN - SIZE PER PLAN DIAMETER PER PLAN SLOPE @ 1% MIN. TYP. PERFORATED ORAN LINE VICINITY MAP ME at " SHE it 1.I E 1", Is rnapque5t D, P ti F s r' .m Va' r M14� °ranwn [Cy; E A Ri= SDGNCr_ [ %_)K SANDY DAVIDSON TOOK. ZO i 5mrt wr[ AVIINUE- I3ALP)OA 15i_AND IAN J.N. HARRISON ARCHITECT BUILDING CODE INFORMATION: OCCUPANCY: R3N CONSTRUCTION TYPE: TYPE V -B 51FRINKLERED: NO ( <50005F) DEFERRED SUBMITTALS ELEVATOR SPA DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO 5U5MITTAL FOR PLAN REVIEW. NORTH ..ns TOn!p�lo: E C: Ric, c rin, na c > t :nq`• r T: Fn IN C6 0 I&, a�[K c G m v� 7Id ..c h,r. @21711 nlapQnen Portions <v21P 11 i\ nV = t<,, Imemlay SHEET INDEX C 1 D 8 LEGAL DESCRIPTION i ° m 'm_ SITE DETAILS SGN x '. y GINF'.RAL NOTES TES ROOF PLAN EXCEPTING THE WE5T 40 THEREOF A2 SCI IEDULES SD 1 m OWNER BUILDABLE TO LOT AREA RATIO ELEVATIONS SD2DII A3 IINILSURAI, SANDY DAVID50N -TOOK A Ri= SDGNCr_ [ %_)K SANDY DAVIDSON TOOK. ZO i 5mrt wr[ AVIINUE- I3ALP)OA 15i_AND IAN J.N. HARRISON ARCHITECT BUILDING CODE INFORMATION: OCCUPANCY: R3N CONSTRUCTION TYPE: TYPE V -B 51FRINKLERED: NO ( <50005F) DEFERRED SUBMITTALS ELEVATOR SPA DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO 5U5MITTAL FOR PLAN REVIEW. NORTH ..ns TOn!p�lo: E C: Ric, c rin, na c > t :nq`• r T: Fn IN C6 0 I&, a�[K c G m v� 7Id ..c h,r. @21711 nlapQnen Portions <v21P 11 i\ nV = t<,, Imemlay SHEET INDEX C 1 SITE PLAN LEGAL DESCRIPTION TOPOGRAPHIC SURVEY C2 SITE DETAILS PROJECT DATA PROJECT DESCRIPTION PFMOL15H EXISTING 5TRUCTURE, CONSTRUCT NEW 3 5TORY 5NGLE FAMILY RE5IDENGE AND ATTACHED GARAGE AGNARCH] I ECI AL GENERAL NOES AD1 DETAILS CTURAL AD2 DFINIS C,URAI. S1 FOUNDATION PLAN LEGAL DESCRIPTION A1 HOOK PLANS LOT 1, BLOCK 9, SECTION 2, BALBOA ISLAND SGN 1152.00 PER M.M. 6/31 RECORDS OF ORANGE COUNTY, CA. GINF'.RAL NOTES TES ROOF PLAN EXCEPTING THE WE5T 40 THEREOF A2 SCI IEDULES SD 1 TYP. LOT BUILDABLE AREA OWNER BUILDABLE TO LOT AREA RATIO ELEVATIONS SD2DII A3 IINILSURAI, SANDY DAVID50N -TOOK TYP. LOT BUILDABLE AREA STRUCTURAL 201 SAPPHIRE AVENUE A4 BUILDING SECTIONS A -D BALBOA ISLAND, CALIFORNIA 92662 2520/2550 a", ado in ey to- wbotsoe or, r e they to t sign d to a third port,, without the _press written pamissbn and consent of 849/615 -8536 A5 BUILDING SECTIONS E +F TRU `SURAL PROPERTY ADDRESS ,IIVIS AI ELECTRICAL PLANS 201 SAPPHIRE AVENUE A6 (Q I� BALBOA ISLAND, CALIFORNIA 92662 AGNARCH] I ECI AL GENERAL NOES AD1 DETAILS CTURAL AD2 DFINIS C,URAI. S1 FOUNDATION PLAN S2 FRAMING PLANS ALLOWABLE: ti1R.R SGN 1152.00 2 GAR GARAGE = GINF'.RAL NOTES TES TOTAL ALLOWABLE = 1352.00 LOT AREA IIII SURAL SD 1 TYP. LOT BUILDABLE AREA DIrI BUILDABLE TO LOT AREA RATIO = 106.61% SD2DII IINILSURAI, = 1440 5F TYP. LOT BUILDABLE AREA STRUCTURAL S D 3 DETAILS = 98.82% 2520/2550 a", ado in ey to- wbotsoe or, r e they to t sign d to a third port,, without the _press written pamissbn and consent of IAN �LN- HARRISON, ARCHITECT SD4 TRU `SURAL ,IIVIS AI SD5 DE I AILS (Q I� DE SD6 `jL,LIRw TITLE 24 FORMS 124 AREA SUMMARY: FIRST FLOOR = 324.59 SECOND FLOOR 545.10 THIRD FLOOR = 213.30 TOTAL DWELLING = 1050A9 GARAGE = 381 TOTAL STRUCTURE = 1439.68 BALCONIES = 213.88 ALLOWABLE: o 0 24 X 32 X 1.5 = 1152.00 2 GAR GARAGE = 200.00 TOTAL ALLOWABLE = 1352.00 LOT AREA = 1350 SF PROPOSED BUILDABLE AREA TYP. LOT BUILDABLE AREA = 2120 5F BUILDABLE TO LOT AREA RATIO = 106.61% 2120/2550 PROPOSED = 1440 5F TYP. LOT BUILDABLE AREA OZ WITHOUT 200 5F GARAGE = 2520 5F BUILDABLE TO LOT AREA RATIO = 98.82% 2520/2550 a", ado in ey to- wbotsoe or, r e they to t sign d to a third port,, without the _press written pamissbn and consent of 0 UJ L O did 0 z 0 Q z Z a t E 6 to N 0 U a) N `o 0 on c m 6 c 6 a on 7 N U 4 z o 0 Md � 0 LASED ARCy v �IN.HARR�STFC'� �? OZ * No. C 6947 s��FjV -D�-Z SOP CAEIFGR IAN J . HARRISON, ARCHITECT hereb, ax orearca, r ifs r Icaw cop,right and tF pra,rty T,I in bra Plans. These pions are not to be reproduced, copied o r a", ado in ey to- wbotsoe or, r e they to t sign d to a third port,, without the _press written pamissbn and consent of IAN �LN- HARRISON, ARCHITECT (Q I� U W w U N nw F� �J J ON w e< Z W Q O .-J I � O � I� N O (O I� MGM I� JOB 8 DAVID50N -TOOK DRAWN BY pdw PLOT DATE 9/1 /2012 REVISION BY DALE SI IEET �`I FWENTY-0 11 0 UJ L O did 0 z 0 Q z Z a t E 6 to N 0 U a) N `o 0 on c m 6 c 6 a on 7 N U 4 JT10 SEO� 0N0 MPP OFOP LSVPN 0p'Kg � 9. 55 gR�GK _ W rZ -7:1b SA 6 82 D o SINGLE STORY I-'-I � 136 128 O o T WOOD RESIDENCE 16,6 951 gw c SCALE 1 " =10' O 12.6' F� Lp 35 R�GK tw gVOGK � aEG O 8 0 1 N8959'50 "E WF 45.03' EG 3 ?- 9w ZG W 9 ¢g F AA\ WOOD BR10K /�� NPS 6 F� W Y Q ro 196 BR�GK 1 g� v OAF 1 3� w FS 1 V9 o FF m FS 65 F5 o°U WF TWO STORY o 201 SAPPHIRE a F5 0 '00 25 61 wF Z 1TFS SINGLE STORY 8s5 a zz ew LIJ STUCCO RESIDENCE 5.a' 98 ?5 J o 53 WOOD RESIDENCE ggT qq ° G Q W ° �GK FS Uy FS o 7 2T 2g _ B2 'IF F G 56 Vo 6 O WALK 7 jG jOP X Q g FREE FS un 9 6 2 9 FS 155 5 9 7 2 <5 G FS N9000 '00 "E -G 85.01 1 - EG F ?g 1 ?6 1.1 NPS wF 7 25 _ 9 WF 7 2q 679 gW gW W CONC Bw SG SIDEWALK 6`N g05 X 6 g1 1 �� 61 09 65 O1 X 665 6F 2 6 F 9 6 8 G IG ?0 G TOP X PARK AVENUE (60' WIDE) GENERAL GRADING SPECIFICATIONS U s Vi �^� GRADING AND FOUNDATION RECOMMENDATIONS PROPERTY LINE 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE FOUNDATION DESIGN M I. SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OF OFFSETS BEFORE O U FINISH SLAB @ DWELLING CONTINUOUS FOOTINGS, ISOLATED FAD - FOOTIN65 OR A COMBINATION OF BOTH MAY BE 3. ALL LOOSE, POROUS, 50-rT AND FILL FOUND DURING 6RADIN6 MUST BE REMOVED TO FIRM p (9.00 M51-) ) ANY EXI5TIN6 IRRIGATION OR G15TERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND UTILIZED FOR THE DESIGN OF THE FOUNDATION TO SUPPORT THE PROP05ED STRUCTURES 7 z 2" TRENCH DRAIN W/ 1/4" FXFAN51ON IAN J.N. HARRISON, ARCHITECT thereby ev'e-ly reserves Is commen Iew EQUAL EQUAL to be signed to s third party, without the express wtlllen permission and --n. of IAN J.N. HARRISON, ARCHITECT - - v � AI I FOR R Y MEANS OF A GRADE BE � TIED TO6ETHE 6 PROVIDED ALL F001 L �5 SHOULD BE JOINT (FELT) EACH SIDE. THIOKOL - I v CODE (NBMG). THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE FERI JT. E (NB g. - I - I I I r E THE EN6INEERIN6 6EOLOGI51 AND 501!5 ENGINEER SHALL, AFTER CL_ARING AND PRIOR > O SEALER WITH COLOR TO MATCH F -F - � T THICK. R LF COMP ACTING ROCK LAYER AT LAST 2 FEET WI IH A CRUSHED O, ANGULAR I" 5E (.� Q (E) WALL AT T FINISH DECK. F DWELLING SLAB PROPERTY LINE TOP 15 REMOVEABLE FOR GLEANING REPORT. ROCK BE UTILIZED. A SIEVE ANALYSIS MUST BE RUN BY THIS OFFICE PRIOR TO TO IMPORT. 4. SANITARY FAGILITIE5 SHALL BE MAINTAINED ON THE 51TE DURING THE CONSTRUCTION w O BEARING VALUE CONCRETE WALK PERIOD. z CANYON. CONSTRUCTED PRIOR TO THE PLACEMENT F FILL EACH RESPECTIVE CANYON I. WITH 5WALE TO x - V 5. NORK HOUR5 ARE LIMITED FROM 7:00 AM TO 6:30 FM MONDAY THROUGH FRIDAY; z z THE EXACT LOCATION OF THE 53JBDRAINS SHALL 6E SURVEYED IN HE FIELD FOR LINE DRAIN 1% MIN. . m 4 q A MODERATE AMOUNT OF GRADING 15 ,ANTICIPATED IN THE DEVELOPMENT OF THIS SITE. - G- I SUNDAY- G 8:C0 AM 10 6:00 PM SATURDAYS AND NO WORK ON .,UNDAY., OR HOLIDAYI FER i. (2010 MIN. AT SOIL) z OTHERWI5E. THE FOO T IN65 M05T REST ON PROPERLY RE- COMPACTED SOIL THAT 15 AT IT 15 REGOMMENDED THAT ALL SURFACE NHIGH 15 LOOSE THAT WILL SUPPORT PATIO, 1% MIN. w AND GRADE I EAST 18" THICK. 10/ MIN. (2% AT SOIL) 6. NOISE, EXCAVATION, DELIVERY AND REMOVAL 54AL! BE CONTROLLED, PER SECTION a Q ALL TRENCH BAGKFILI-5 SHALL BE COMPACTED TO A MINIMUM OF 9G% RELATIVE COM- 2 V RECEIVE FILL OR BACKFILL, BE 5GARIFIED TO A DEPTH OF 8 ', HATERED OR DRIED i0 10 -28 OF THE NBMG. 4 _ CONTINUOUS DRAIN, GONNEGT TO -. - - , - 4" DIA. ASS, 5DR 35 DRAINLINE OBTAINED WITH DEAD LOAD AND LIVE LOAD ONLY. v 5. NHERE FILL OR BACKFILL 15 REQUIRED, IT SHOULD BE PLACED IN A MAXIMUM OF 6 c0 (O W/ 1% MIN. SLOPE. ELEVATIONS PER EARTH PRESSURES _ I IG AND A R COMP ACTED AT NEAR OPTIMUM MOISTI,RE CONTENT L005E LAYERS AND EACH !AYE 8. PERMITTEE AND GONIRAGTOR ARE RESPONSIBLE FOR LOCATING AND PROTEGTM6 II. GRADING PLAN AT LEAST 9070 GONPAGI ION. GLEAN SITE SOILS MAY BE UTILIZED AS FILL MATERIAL. UTILITIES. COMPACTED SAND BASE PER - 8„ LATERAL LOAD5 WILL BE RE515TED BY THE FRICTION BETWEEN THE FLOOR SLAB AND .. I SOILS REPORT REVISION BY 0 4 SL'BGRADE AS HELL AS THE I ASSIVE RESISTANCE OF THE ..OILS AGAINST FGOI INGS. o PROJEGI. ALL CAPABLE OF DEVELOP ING THE BEARING STRENGTH REOUIRtD FOR THE 4.. 12. I SHALL I I I L,ANCSGAPIN6 OF ALL SLOPES ..HALL BE IN ACCORDANCE KITH CHAPTER IS OF THE NBMG. SITE02 TRENCH DRAIN 1 -1/2" =1' -O" 5 SITE03 DRAINAGE SWALE 13. I N R GRADIN,o BY AN ' HA INVESTIGATED BOTH DURII � AND AFTER ALL GUI SLOPED SHALL BE w z b. INHERE SOIL IS REQUIRED FOR FOOTING SIDFORT, THE OVER - EXCAVATION 10. CESSPOOLS AND SEPTIC TANK5 SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM J 2 TOP OF DRAIN ELEVATION (TD) PER GRADING PLAN FINISH SURFACE, SLOPE TO DRAIN PER GRADING PLAN I / - I I I U / I N D BY THE WILDING OFFIGIA_. PLUM 151115 � CODE AND APPROVE 01= TWENTY -ONE 4 POTENTIAL OLO6IGAL N ANY 6EOLO6IGAL HAZARDS OR POIENTIA! GE EXGAVATI01 DISCLOSE � STONE OR BRICK VENEER w I 3. - - I I F .r.P. FOR A MAY BE TAKEN A5 38 AND TO PGF OF E THE ACTIVE LATERAL PRESSURt HARD5GAPE II. HAUL ROUTES FOR IMPORT AND EXPORT OF MATERIALS SHALL BE APPROVED BY THE 1 6" GONG. BLOCK � THE GTY 6RADIN6 ENGINEER FOR APPROVAL. CANTILEVER AND RESTRAINED CONDITIONS. FULLY GROUTED CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM TO GRAFTER IS OF THE LANDSCjAREA STONE /BRICK VENEER SLOPE YP. W/ M ASONRY ANCHORS FINISH GRADE WHERE SUPPORT AND ,BUTTRESSING OF GUT AND NATURAL 5L OFE5 15 DETERMINED NECE5- 4. 1 PER EACH 2.6'1 5F 4" THICK GONG. SLAB I I I F A � N6INEER SHALL \EKING GEOL0615T AND 501!5 E NGINEER THE AILS E SARY BY THE EI >II E W/ #4 @ 24" EACH WAY 12, POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE INVERT ELEVATION (INV) 5. UNIT WEIGHT OF THE 501E FOR M015T AND SATURATED CONDITIONS SHOULD BE TAKEN AS PER GRADING PLAN PRIOR TO GONSTRUGTION. 100 ESE AND 80 PSF, RESFEGTIVELY. INS IF REQUESTED BY THE CLIENT OR REQUIRED BY THE APPROVING AGENCIES. 13. FAILURE TO REQUEST INSPECTIONS ,AND /OR HAVE REMOVABLE EP05ION CONTROL OR 15. CJ z DRAIN PIPE PER PLAN FINISH GRADE ry #4 REBAR @ 24" O.G. XU 00 0po VERT. AND HORIZ. - -- - °4°° PER GRADING PLAN I. -- 0 4" PERFORATED DRAIN PIPE IN RUN AT THE TIME OF ROU6H GRADING. GRAVEL. DRAIN TO FRENCH DRAIN 4 2 AT BOTTOM. I FOUNDATION' SUBMITTED I I I D TO T415 OFFICE PRIOR II. A GRADING PLAN AND A FOUNDATION PLAN SHOULD BE SLBI ITTE G INLET TO BE HIGHER THAN THE INLET I6. I - r I WHEN GUT PADS ARE 3ROU6HT TO NEAR GRADE THE EN�INEERIN6 GEOLOGIST SHAL_ 2. ELEVATION OF THE NEAREST DRAIN I I - � D IN ACCORDANCt WITH RA GRADING MEET ING IS REEQUIP E TO STARTING, THE G DING. A FREE ASTM 2751, ASTM DI521,ASTM DS034, OR A5TM D1 785. DETERMINE IF THE BEDROCK EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY KEBABS @ 12" O.G. EACH WAY. THIS SHOULD BE UNDERLAIN BY A MOISTURE BARRIER. THE GI TY OF NENPORT BEAGH 6RADIN6 CODE. ° WEEP HOLES @ 24" O.G. BOTTOMLESS CATCH BA51N \ - - ALL 6RADIN6 OPERATIONS AND THE - < INED 10 OBSERVE 12. GEO ET, A INC. ING. SHOULD BE WITH 3/4" CRUSHED ROCK K #4 REBAR CONTINUOUS 18" MIN. I 3. I F N BARRIER N' AN MEDIUM TO COARSE SAND THE MOISTURE BAR, IE, SHOULD CONSIST OF 2" OF GL_ v TOP AND 807TOM 1. THE ENGINEERING GEOL0615T SHALL PERFORM PERIODIC INSPECTIONS DURING 6RADIN6. z 2" MIN. . MUST GRANGE IN THE GONSULT,ANTS OCCUR, GEOETKA, Z. MUST BE NOTIFIED IN WRITING AND T f ALL JOINTS SHALL BE MADE 50 A5 TO PRESERVE m EROSION CONTROL 51TEOI CATCH BASIN 511 = 1' -0" 6 51TE11 STEM WALL AT PATIO 3/4" = 1' -0" 2 AND TREE REMOVAL 4" CONCRETE OR be TOP501L I. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. IRON GRATE I TY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING 6E0L0615T, OR THE FILTER CLOTH LAP 6" AT TOP I. I SHOULD R A \' R- SPECIAL NOTE ..HOULD BE TAKEN DU, ING THE GR DING 50 AS TO LOCATE ALL UI DE 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE FROM OCTOBER IS TO MAY 15. \ \ \ \ \ \ a. INLET PIPE \ \ \ \ \ GROND ITEMS. E.G: PIPE, CONDUIT, STORAGE TANKS, SEPTIC TANK5, CESSPOOLS OR \ \ \ \ \ \ \ \ \ \ \ THE PERSON IN CHARGE OF THE GR,ADIN6 NORK AND TO THE CITY 6RADIN6 ENGINEER. REGOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED LEACH LINES, NATER HELLS, IRRIGATION FIFE, ETC. THE END OF EACH WORKIG DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN 30 N TO THE CITY 6RADIN6 ENGINEER FOR APPROVAL 2. ANY SEPTIC TANK FOUND SHOULD BE REMOVED FROM THE SITE. O ASS FOR 35 DRAINLINE PER PLAN \O��D - \�� \ o'J PERFORATION AT BOTTOM %� \� % \�\ - QO %0 / / \ \ / /"� - ��D� /�� CONCRETE CATCH BASIN ANY SEEPAGE PIT OR CESSPOOL FOUND SHALL BE PUMPED DRY AND FILLED WITH GLEAN SLOPE @ 1% MIN. SAND. THE TOP AND SIDES SHOULD BE BROKEN AND REMOVED IF THEY ARE NI T HIN 4. LAN05GAPIN6 PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK GONPLETED AND A CRUSHED ROCK \ \ \ \ \ \ \ 5 FEET OF THE FINISHED GRADE IF A WATER HELL IS FOUND IT SHALL BE GUT OFF AND \ \ \ FILL BOTTOM 12" OF BASIN WITH \ \ \ GROUND SURFACE ELEVATIONS, A5- GRADED 6ROUND SURFACE ELEVATIONS, LOT DRAIN- \ \ \ \ GRAVEL - - o I F r TTY RAGN ENGN_ER. PERMIT, N 355 WAIVED BY THE G 6 6 GLOSUR_ OF P E U L NOTE: V A A .AAA � A Ac - AAA FRENCH DRAIN OCCURS FROM %A % /A/ V A A VAA • % /A %A %/ ;o A A A A A - BUILDING LINE TO PROPERTY \ 5. TEMPORARY DE5ILTOF BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED LINE- SEE 6RADIN6 PLAN FOR SPEGIFIGATIONS S /S", \ / / \\ \ ANY VITRIFIED CLAY LEAG4ING LINES MAY BE BROKEN IN PLACE. \ % /\ / / / /j \ / /j \ \ / \ % \ \/ j \\ / /j\ / /j\ \111\1 /j 12" STATE THE NUMBER OF YARDS OF GUT AND /OR FILL MOVED DURING THE OPERATION. 5. 51TEOI FRENCH DRAIN 1y2.' = 1' -0" 7 517331 PRECAST CONCRETE BOTTOMLESS CATCH BASIN NOT TO SCALE 3 I I LY REMOVED AND THE CAVITY BACKFILL ED AS DESCRIBED IN THE 6RADIN6 SECTION. HANDRAIL SHALL BE ENTIRELY I 3,_pzn BP_O,P I AND ELEVATIONS OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY 6. ON PRIVATE PROPERTY i z FOR FUTURE LANDSGAPIN6 USE. ADJACENT - � QUIRE F SENTATIVE. , E � R R THEIR REPRE ENGINEER, 501!5 ENGINE ER GTY 6R,ADIN6 ENGINE_ 0 � SOILS � � THEIR EFFECT ON THE REG OMMENDATIONS MADE IN THE L DU, ING GRADIN,o AND IHE EN6INEERINS INVE5TI6ATION REPORT. THE SOILS ENGINEER SHALL PROVIDE WRITTEN PROPOSED BUILDING LINE BUILDING 72 z > LINE BRIDGE CURING 6RADIN6 WHICH SHOULD BE GONDUGTED IN THE MANNER NOTED BELON. o _ I / r - N SCHEDULED 48 HOURS PRIOR 10 START Or PAVINJ � PAVING MEET! o SHALL BE SGHE 2. A P , C r - - ACCORDANCE THE JOB SPEGIFIGATIONS. OF WORK IN AG..O, DAN6C 8. IT 15 RECOMMENDED THAT THE DEMOLITION BE OBSERVED SO .45 TO PREVENT DEBRIS r ^ CONTRACTOR TO PROTECT EXISTING - .0 - A GEOLOGIC GRADING REPORT PREPARED BY THE EN6INEERIN6 6E0LOGIS I, A FINAL NEN SLAB/ FOOTING I �I I WALLS AND /OR FENCES AND USE LIGHT DEMOLITION AND GRADING 1" MAX. \�� m wK 8.679 EGIJIPMENT %�\ �\ D - I I I o 0 - m n 4 BAR AT EACH N05E I' -O" F P" LINE Or EXISIIN6 SIE � TED IN THE APPROVED 61RADIN6 PLAN. THE ENNNEEERIN6 GEOLOGIST SHALL PROVIDE _v F6 WHERE OCCURS WRITTEN APPROVAL AS THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECT- I. GRADED 5LGPE5 SHALL BE NO STEEPER THAN 2 HORIZONTAL TO I VERTICAL. ED BY THE GEOLOGIC FACTORS. I. o o EXPANSION JOINT BE STRIPPED OF ALL VEGETATION THAT IS PRESENT AND THE DEBRIS REMOVED FROM a TION OUT TO THE FINISH SURFACE. v I EXIS- IIN6 D a U. NATURAL - 3 / \ #4 BAR @ 12" O.G. 2. THE TOPSOIL SHOULD BE OVER - EXCAVATED SUCH THAT A 3' -0" THICK BLANKET OF GRADE Om i //� /// / /\ - �N6 NATURAL GRADE a<4 BAR GOVT. \ • 4' \\ iv EXTEND AT LEAST 5 FEET BEYOND THE FOOTFRINT OF THE STRUCTURE EXGEFT NHEN \/ RESTRICTED BY AN ADJOININ6 STRUCTURE OR LIMITED BY ,A PROPERTY LINE GONDI T ION. COMPACTION EFFORT APPLIED TO THE FILL AREAS. /\ I PROPERTY LINE SEE PLATE E (DETAIL 8162). \ ° GEOTEGHNIGAL ENGINEER TO PROVIDE INSPECTION + MONITORING 12" 6" MIN. DURING EXCAVATION OPERATION, 0 DEPTH OF I WHERE OVER - EXCAVATION i ^CONTRACTOR SHALL NOTIFY OCCURS ADJACENT PROPERTY OWNERS BY T WO THIRDS WIDTH OF FOOTING CERTIFIED MAIL TEN DAYS PRIOR OR 1'-O" MIN. TO STARTING EXCAVATION WORK. 51TE33 EXCAVATION @ PROPERTY LINE 112" = I' -O" 8 SITEO6 CONCRETE STEPS 1 1° =1. -D° 4 JT10 SEO� 0N0 MPP OFOP LSVPN 0p'Kg � 9. 55 gR�GK _ W rZ -7:1b SA 6 82 D o SINGLE STORY I-'-I � 136 128 O o T WOOD RESIDENCE 16,6 951 gw c SCALE 1 " =10' O 12.6' F� Lp 35 R�GK tw gVOGK � aEG O 8 0 1 N8959'50 "E WF 45.03' EG 3 ?- 9w ZG W 9 ¢g F AA\ WOOD BR10K /�� NPS 6 F� W Y Q ro 196 BR�GK 1 g� v OAF 1 3� w FS 1 V9 o FF m FS 65 F5 o°U WF TWO STORY o 201 SAPPHIRE a F5 0 '00 25 61 wF Z 1TFS SINGLE STORY 8s5 a zz ew LIJ STUCCO RESIDENCE 5.a' 98 ?5 J o 53 WOOD RESIDENCE ggT qq ° G Q W ° �GK FS Uy FS o 7 2T 2g _ B2 'IF F G 56 Vo 6 O WALK 7 jG jOP X Q g FREE FS un 9 6 2 9 FS 155 5 9 7 2 <5 G FS N9000 '00 "E -G 85.01 1 - EG F ?g 1 ?6 1.1 NPS wF 7 25 _ 9 WF 7 2q 679 gW gW W CONC Bw SG SIDEWALK 6`N g05 X 6 g1 1 �� 61 09 65 O1 X 665 6F 2 6 F 9 6 8 G IG ?0 G TOP X PARK AVENUE (60' WIDE) GENERAL GRADING SPECIFICATIONS U s Vi �^� GRADING AND FOUNDATION RECOMMENDATIONS GENERAL 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE FOUNDATION DESIGN M I. SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OF OFFSETS BEFORE O U ANY BEFORE ANY ,ADDITIONAL FILLS ARE ADDED. ANY CONTINUOUS FOOTINGS, ISOLATED FAD - FOOTIN65 OR A COMBINATION OF BOTH MAY BE 3. ALL LOOSE, POROUS, 50-rT AND FILL FOUND DURING 6RADIN6 MUST BE REMOVED TO FIRM STARTING 6RADIN6. 1. ANY EXI5TIN6 IRRIGATION OR G15TERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND UTILIZED FOR THE DESIGN OF THE FOUNDATION TO SUPPORT THE PROP05ED STRUCTURES NATIVE 501L AND REPLAGED AS COMPACTED SOIL AT 90 %. GIJRIN6 THE COURSE OF l� � - � NPORT BEACH MUNICIPAL 2. ALL SHALL CONFORM TO CHAPTER 15 OF THE E IAN J.N. HARRISON, ARCHITECT thereby ev'e-ly reserves Is commen Iew t F SOILS EN61N_ER. AGKFI ED AND APPROVED BY THE � L B LL to be signed to s third party, without the express wtlllen permission and --n. of IAN J.N. HARRISON, ARCHITECT - - v � AI I FOR R Y MEANS OF A GRADE BE � TIED TO6ETHE 6 PROVIDED ALL F001 L �5 SHOULD BE I - - - � I 10 RIDGE THE �OITON I 6RADIN6 OPERATIONS, IF PUNTING OCCURS IT IS ADVISABLE B - I v CODE (NBMG). THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE FERI JT. E (NB g. - I - I I I r E THE EN6INEERIN6 6EOLOGI51 AND 501!5 ENGINEER SHALL, AFTER CL_ARING AND PRIOR L< F - N N FACTION. THE FROJ_6T CN61NE ER MLoI GOM MINIMAL MITIGATION FROM POTENTIAL LIQUE F -F - � T THICK. R LF COMP ACTING ROCK LAYER AT LAST 2 FEET WI IH A CRUSHED O, ANGULAR I" 5E (.� Q TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF PLY KITH THE CITY'S MINIMUM REQUIREMENT5 WHEN THEY EXCEED ANY PART OF THIS REPORT. NOTE THAT IN NO CASE SHOULD GRUSHED MISCELLANEOUS BASE OR HASHED ROUNDED 3. DUST SHALL BE CONTROLLED BY WATERING AND /OR DUST PALLIATIVE. ADVERSE STABILITY AND DETERMINE THE PRESSURE OF OR POSSIBILITY OF FUTURE REPORT. ROCK BE UTILIZED. A SIEVE ANALYSIS MUST BE RUN BY THIS OFFICE PRIOR TO TO IMPORT. 4. SANITARY FAGILITIE5 SHALL BE MAINTAINED ON THE 51TE DURING THE CONSTRUCTION w ACCUMULATION OF SUBSURFACE HATER OR 5PRIN6 FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND GONSTRUGTED PRIOR TO THE PLACEMENT OF FILL IN EACH RE5PEGTIVE BEARING VALUE THE DENSIFIGATION OF THE ROCK 5HOIJLP BE OBSERVED /PROBED AND APPROVED BY A REPRESENTATIVE OF THIS OFRGE; IN SL'GH GASES LIGHTWEIGHT TRACK EQUIPMENT IS PERIOD. z CANYON. CONSTRUCTED PRIOR TO THE PLACEMENT F FILL EACH RESPECTIVE CANYON I. A BEARING /ACNE OF 1,000 ESP MAY BE USED, THE FOO- I r 5 SHOUL D D BE A- LEAST IS" RE GOMM NDC _ D. 5. NORK HOUR5 ARE LIMITED FROM 7:00 AM TO 6:30 FM MONDAY THROUGH FRIDAY; o THE EXACT LOCATION OF THE 53JBDRAINS SHALL 6E SURVEYED IN HE FIELD FOR LINE HIDE AND A MINIMUM 18" BELOW THE LOWEST ADJACENT FINISH GRADE UNLE55 NOTED - q A MODERATE AMOUNT OF GRADING 15 ,ANTICIPATED IN THE DEVELOPMENT OF THIS SITE. - G- I SUNDAY- G 8:C0 AM 10 6:00 PM SATURDAYS AND NO WORK ON .,UNDAY., OR HOLIDAYI FER i. _ z OTHERWI5E. THE FOO T IN65 M05T REST ON PROPERLY RE- COMPACTED SOIL THAT 15 AT IT 15 REGOMMENDED THAT ALL SURFACE NHIGH 15 LOOSE THAT WILL SUPPORT PATIO, 5EGTION 10 -28 OF THE NEW. w AND GRADE I EAST 18" THICK. SIDEWALK SLABS, OR ASPHALT CONCRETE PAVING, AND ALL SURFACES NHIGH NIL! 6. NOISE, EXCAVATION, DELIVERY AND REMOVAL 54AL! BE CONTROLLED, PER SECTION 10. ALL TRENCH BAGKFILI-5 SHALL BE COMPACTED TO A MINIMUM OF 9G% RELATIVE COM- 2 THE ABOVE BEARING VALUES MAY BE INGREA5ED BY I/3 WHEN RESISTING LOAD5 CAUSED RECEIVE FILL OR BACKFILL, BE 5GARIFIED TO A DEPTH OF 8 ', HATERED OR DRIED i0 10 -28 OF THE NBMG. FACTION AND APPROVED BY THE COMPAOTION AND APPROVED BY THE MENU MAY BY NIND OR SEISMIC FORGES, PROVIDING THE RESULTANT SIZE 15 NOT LE55 THAN THAT NEAR OPTIMUM MOISTURE CONTENT AND RE- COMPACTED TO A MINIMUM OF 9O %. 1. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE SITE AT ALL TIMES. REQUIRE GORING OF CONCRETE FLATNORK PLACED OVER UNTESTED 6,AGKFILLS TO FACILITATE TE5TIN6. N OBTAINED WITH DEAD LOAD AND LIVE LOAD ONLY. v 5. NHERE FILL OR BACKFILL 15 REQUIRED, IT SHOULD BE PLACED IN A MAXIMUM OF 6 (O EARTH PRESSURES _ I IG AND A R COMP ACTED AT NEAR OPTIMUM MOISTI,RE CONTENT L005E LAYERS AND EACH !AYE 8. PERMITTEE AND GONIRAGTOR ARE RESPONSIBLE FOR LOCATING AND PROTEGTM6 II. THE STOCKPILE OF EXCESS MATERIALS SHALL BE APPROVED BY THE CITY GRADING AT LEAST 9070 GONPAGI ION. GLEAN SITE SOILS MAY BE UTILIZED AS FILL MATERIAL. UTILITIES. ENGINEER. I. LATERAL LOAD5 WILL BE RE515TED BY THE FRICTION BETWEEN THE FLOOR SLAB AND IMPORTED FILL SOIL SHOULD BE PREDOMINANTLY GRANULAR, NON- EXPAN5IVE AND REVISION BY 0 4 SL'BGRADE AS HELL AS THE I ASSIVE RESISTANCE OF THE ..OILS AGAINST FGOI INGS. o PROJEGI. ALL CAPABLE OF DEVELOP ING THE BEARING STRENGTH REOUIRtD FOR THE 9. ,APPROVED DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO 12. I SHALL I I I L,ANCSGAPIN6 OF ALL SLOPES ..HALL BE IN ACCORDANCE KITH CHAPTER IS OF THE NBMG. A COEFFICIENT OF FRICTION OF 0.4 MAY BE USED BETWEEN SLABS, FOOTINGS AND - IMPORT 501L MUST BE APPROVED BY THIS OFFICE PRIOR TO BRINGING TO THE SITE. - I I I PROPERTIES DURING GRADING OPERATION. PROTECT ADJOINING TROPE E 13. I N R GRADIN,o BY AN ' HA INVESTIGATED BOTH DURII � AND AFTER ALL GUI SLOPED SHALL BE SLBGRADE. b. INHERE SOIL IS REQUIRED FOR FOOTING SIDFORT, THE OVER - EXCAVATION 10. CESSPOOLS AND SEPTIC TANK5 SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM ENGINEERING 6EOL0615T TO DETERMINE IF ANY STABILITY PROBLEMS EX15T. SHOULD 2 _ - I TAKEN TO E 250 PGF OF E.F.P. 51 TANGS OF THE AIL MAY BE E B IHE PASSIVE Rt 5 MUST TEND 2/3 THEM - I I - R II N NIDIH 01 THE FOOTING ON EITHER SCE. MST EXTEND 2/3 THE U I / - I I I U / I N D BY THE WILDING OFFIGIA_. PLUM 151115 � CODE AND APPROVE 01= TWENTY -ONE 4 POTENTIAL OLO6IGAL N ANY 6EOLO6IGAL HAZARDS OR POIENTIA! GE EXGAVATI01 DISCLOSE - r v - r UU r RECOMMEND ND AND SUBMIT TREATMENT TO HAZARDS THE ENGINE _RIND 6EOLGoIST SHALL REG01 1 e 3. - - I I F .r.P. FOR A MAY BE TAKEN A5 38 AND TO PGF OF E THE ACTIVE LATERAL PRESSURt - I I I I I F , 1. ALL I I TAINING HALLS AND UTILITY TRENCHES BACKFI_L_D SHOULD BE NG POOLS, Re II. HAUL ROUTES FOR IMPORT AND EXPORT OF MATERIALS SHALL BE APPROVED BY THE � THE GTY 6RADIN6 ENGINEER FOR APPROVAL. CANTILEVER AND RESTRAINED CONDITIONS. t TESTED AT A MAXIMUM OF 2 FEET IN VERTICAL HEIGHT. ED AT CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM TO GRAFTER IS OF THE NBMG. 14. WHERE SUPPORT AND ,BUTTRESSING OF GUT AND NATURAL 5L OFE5 15 DETERMINED NECE5- 4. AATIVE PRESSURE MUST BE ADJUSTED FOR ALL 5URGHAR&E LOADS. 8. COMPACTION STANDARD: A5TM 0- 1557 -02. I I I F A � N6INEER SHALL \EKING GEOL0615T AND 501!5 E NGINEER THE AILS E SARY BY THE EI >II E 12, POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE CITY ENGINEER 5. UNIT WEIGHT OF THE 501E FOR M015T AND SATURATED CONDITIONS SHOULD BE TAKEN AS q, HATER SOLUBLE SULFATE CONTENT HILL BE DETERMINED AT THE CONCLUSION OF 6RAD- AREAS. PRIOR TO GONSTRUGTION. 100 ESE AND 80 PSF, RESFEGTIVELY. INS IF REQUESTED BY THE CLIENT OR REQUIRED BY THE APPROVING AGENCIES. 13. FAILURE TO REQUEST INSPECTIONS ,AND /OR HAVE REMOVABLE EP05ION CONTROL OR 15. THE EN6INEERIN6 GEOLOGIST AND 501L5 ENGINEER SHALL IN5FEGT AND TEST THE CON- SLAB ON GRADE 10. IF REQUIRED BY THE APPROVING AGENCY, EXPANSION INDEX TABLE (UBG 18 -2) WILL BE HAVE REMOVABLE EROSION CONTROL DEVICES ON 51TE AT THE APPROPRIATE TIMES SHALL RESULT IN FORFEITURE OF THE GON5TRUCTION 51TE CLEANUP DEPOSIT. 5TRUGTION OF ALL BUTTRESS FILL5 AND ATTEST TO THE STABILITY OF THE SLOPE AND I. ALL FOOTINGS SHOULD BE REINFORCED WITH AT LEAST (4)S REHABS, (2) AT TOP AND RUN AT THE TIME OF ROU6H GRADING. ADJACENT STRUCTURES UPON COMPLETION. 4 2 AT BOTTOM. I FOUNDATION' SUBMITTED I I I D TO T415 OFFICE PRIOR II. A GRADING PLAN AND A FOUNDATION PLAN SHOULD BE SLBI ITTE G R R I .. ALL PLASTID DRAINAGE FIFE SHALL GON5151 OF PVC O, A65 PLASTIC AND EITHER I6. I - r I WHEN GUT PADS ARE 3ROU6HT TO NEAR GRADE THE EN�INEERIN6 GEOLOGIST SHAL_ 2. , THE SLABS ON GRADE SHOULD 6E AT LEAST 5" THICK AND BE REINFORCED WITH 114 I I - � D IN ACCORDANCt WITH RA GRADING MEET ING IS REEQUIP E TO STARTING, THE G DING. A FREE ASTM 2751, ASTM DI521,ASTM DS034, OR A5TM D1 785. DETERMINE IF THE BEDROCK EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY KEBABS @ 12" O.G. EACH WAY. THIS SHOULD BE UNDERLAIN BY A MOISTURE BARRIER. THE GI TY OF NENPORT BEAGH 6RADIN6 CODE. 15, NO PAINT PLASTER CEMENT, SOIL, MORTAR, OR OTHER RESIDUE SHALL BE ALLONED TO TRANSMIT WATER. IF CONSIDERED NEGE55ARY BY THE ENGINEERING GEOLOGIST AND - - ALL 6RADIN6 OPERATIONS AND THE - < INED 10 OBSERVE 12. GEO ET, A INC. ING. SHOULD BE - - - -- I I SHALL ENTER STREETS, CURBS, 6U1 IERS, OR STORM DRAINS. ALL MATERIAL ,4WD HASTE .,hALL r PLACED. N R A COMPACTED TILL BLANKET HILL CC SOILS 6 DINES � 3. I F N BARRIER N' AN MEDIUM TO COARSE SAND THE MOISTURE BAR, IE, SHOULD CONSIST OF 2" OF GL_ - - I - i REQUIRED TESTING FOR IMPLEMENIIN� THE RECOMMENDATIONS OF THIS REPORT. IF A BE REMOVED FROM THE 51TE PER NBMG 11.32020. 1. THE ENGINEERING GEOL0615T SHALL PERFORM PERIODIC INSPECTIONS DURING 6RADIN6. PLACED 2" ABOVE A 10 -MIL PVC, SHEET OF COMPARABLE IMFERVICUS MATERIAL THE IMFERVIOU5 CHARACTER. . MUST GRANGE IN THE GONSULT,ANTS OCCUR, GEOETKA, Z. MUST BE NOTIFIED IN WRITING AND T ALL JOINTS SHALL BE MADE 50 A5 TO PRESERVE ALL LIABILITY WILL SHIFT THE CLIENT AND HIS ANTS OF RECORD. EROSION CONTROL 18. NOTIFICATION OF NONCOMPLIANCE; IF, IN THE COURSE OF FULFILLING THEIR RE5PON51BIL- DEMOLITION AND TREE REMOVAL I. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. I TY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING 6E0L0615T, OR THE I '/ � 1 WITH TE5TIN6 FACILITY FINDS THAT THE HARK IS N01 BEING GONE IN GONFORNANGE I. I SHOULD R A \' R- SPECIAL NOTE ..HOULD BE TAKEN DU, ING THE GR DING 50 AS TO LOCATE ALL UI DE 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE FROM OCTOBER IS TO MAY 15. APPROVED 6RADIN6 P! AN5, THE DISGREPANGIES SHALL BE REPORTED IMMEDIATELY TC GROND ITEMS. E.G: PIPE, CONDUIT, STORAGE TANKS, SEPTIC TANK5, CESSPOOLS OR 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEA51JRE5 SHALL BE IN PLACE AT THE PERSON IN CHARGE OF THE GR,ADIN6 NORK AND TO THE CITY 6RADIN6 ENGINEER. REGOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED LEACH LINES, NATER HELLS, IRRIGATION FIFE, ETC. THE END OF EACH WORKIG DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN 30 N TO THE CITY 6RADIN6 ENGINEER FOR APPROVAL 2. ANY SEPTIC TANK FOUND SHOULD BE REMOVED FROM THE SITE. PERCENT. GJRIN6 THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE DAY WHENEVER THE DAILY RAINFALL PROBABILITY EXGEED5 50 PERCENT. DOCUMENTATION 3, ANY SEEPAGE PIT OR CESSPOOL FOUND SHALL BE PUMPED DRY AND FILLED WITH GLEAN SAND. THE TOP AND SIDES SHOULD BE BROKEN AND REMOVED IF THEY ARE NI T HIN 4. LAN05GAPIN6 PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK GONPLETED AND A I. AN AS- BIJILT PLAN SHALL BE PREPARED BY THE CIVIL EN6INLER INCLUDING ORIGINAL 5 FEET OF THE FINISHED GRADE IF A WATER HELL IS FOUND IT SHALL BE GUT OFF AND CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY 6RADIN6 ENGINEER PRIOR TO GROUND SURFACE ELEVATIONS, A5- GRADED 6ROUND SURFACE ELEVATIONS, LOT DRAIN- GAPPED, 5 FEET BELON FINISHED GRADE. - - o I F r TTY RAGN ENGN_ER. PERMIT, N 355 WAIVED BY THE G 6 6 GLOSUR_ OF P E U L - I I I t R AND - SUBSURFACE PATTERNS AND LOCATION'S I N5 AND ELEVATIONS OF ALL SURFACE AGE PAITE L G 0 - - � I I r r F 4 4 N R SHALL PROVIDE NRI TEN APPROVAL THAT DRAINAJE FACILITIES. THE CIVIL EE 4. N ABED FROM THE SITE. A EXCAVATED AND CLEARED ANY METAL PIPE FOUND SHALL 8E 5. TEMPORARY DE5ILTOF BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED _N6L THE NORK HAS DONE IN ACCORDANCE WITH THE FINAL APPROVED 6RADIN6 PLAN AND ANY VITRIFIED CLAY LEAG4ING LINES MAY BE BROKEN IN PLACE. FOR THE GJRATION OF THE PROJECT. STATE THE NUMBER OF YARDS OF GUT AND /OR FILL MOVED DURING THE OPERATION. 5. o ANY TREE THAT HAS TO BE REMOVED, DUE TO THE CONSTRUCTION, SHOULD BE COMP LETE- REQUIRED INSPECTIONS 2. I o r r A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, IN6LUDINS LOCATIONS LY REMOVED AND THE CAVITY BACKFILL ED AS DESCRIBED IN THE 6RADIN6 SECTION. 1. A PRE- GRADING MEETING SHALL BE SCHEDULED 48 HOURS FRIOR TO START OF 6RADIN6 AND ELEVATIONS OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY 6. ANY ROOT FOUND SHALL BE EXCAVATED AND CLEARED FROM THE 51TE OR MUL GHED HITH THE FOLLONIN5 FER50N5 PRESENT: ONNER, 6RADIN6 CONTRACTOR, DE516N CIVIL RE5ULT5 AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY GHAN&E5 MADE FOR FUTURE LANDSGAPIN6 USE. � QUIRE F SENTATIVE. , E � R R THEIR REPRE ENGINEER, 501!5 ENGINE ER GTY 6R,ADIN6 ENGINE_ 0 � SOILS � � THEIR EFFECT ON THE REG OMMENDATIONS MADE IN THE L DU, ING GRADIN,o AND IHE EN6INEERINS INVE5TI6ATION REPORT. THE SOILS ENGINEER SHALL PROVIDE WRITTEN 1. ALL CAVITIES SHOULD 6E GUT IN A "V" SHAPE 50 THAT COMPACTION EQUIPMENT WILL NOT ED FIELD INSPECTIONS HILL BE OUTLINED AT THE MEETING. APPROVAL AS TO THE ADEQUACY OF THE 51TE FOR THE INTENDED USE AND COMPLETION BRIDGE CURING 6RADIN6 WHICH SHOULD BE GONDUGTED IN THE MANNER NOTED BELON. o _ I / r - N SCHEDULED 48 HOURS PRIOR 10 START Or PAVINJ � PAVING MEET! o SHALL BE SGHE 2. A P , C r - - ACCORDANCE THE JOB SPEGIFIGATIONS. OF WORK IN AG..O, DAN6C 8. IT 15 RECOMMENDED THAT THE DEMOLITION BE OBSERVED SO .45 TO PREVENT DEBRIS WITH THE FOLLONING PERSONS PRESENT: ONNER, PAVING CONTRACTOR DE516N CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESf= NTATIVE. REQUIRE 3. - A GEOLOGIC GRADING REPORT PREPARED BY THE EN6INEERIN6 6E0LOGIS I, A FINAL II I I FROM REMAINING ON OR BEING BURIED ON SITE. THE DEMOLITION' ION OF THE BELOW GRADE ED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY BEN INFORMATION DLGLO- ITEMS SUCH AS PIPES AND TREE ROOT SYSTEMS MUST BE CHECKED BY THE SOIL ENGINEER SEP DURING THE GR,ADIN6 AND THE EFFECT OF SAME ON RECOMMENDATIONS INGORPORA- OR HIS REPRESENTATIVE. 6RADIN6 FILLS AND GUTS TED IN THE APPROVED 61RADIN6 PLAN. THE ENNNEEERIN6 GEOLOGIST SHALL PROVIDE GRADING BUILDING AND PARKING AREAS ( ) WRITTEN APPROVAL AS THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECT- I. GRADED 5LGPE5 SHALL BE NO STEEPER THAN 2 HORIZONTAL TO I VERTICAL. ED BY THE GEOLOGIC FACTORS. I. PRIOR TO THE CONTROLLED 6RADIN6 OPERATIONS, THE CONSTRUCTION AREA SHOULD BE 2. FILL 5LOFE5 SHALL BE COMPACTED TO NO LE55 THAN 90 PERCENT RELATIVE GOMFAG- BE STRIPPED OF ALL VEGETATION THAT IS PRESENT AND THE DEBRIS REMOVED FROM TION OUT TO THE FINISH SURFACE. THE 51TE OR STOCKPILED AND MULCHED FOR LATER USE IN THE PLANTER AREAS. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE 2. THE TOPSOIL SHOULD BE OVER - EXCAVATED SUCH THAT A 3' -0" THICK BLANKET OF COMPACTION AS DETERMINED BY A5TM 1 TEST METHOD 1557, AND APPROVED BY THE RE- GOMPAGTED 501L 15 PROVIDED IN THE BUILDING AREA. ALL OVER - EXCAVATION MUST SOILD ENGINEER GOMPACTION TESTS SHALL BE PER - FORMED APPROXIMATELY EVERY EXTEND AT LEAST 5 FEET BEYOND THE FOOTFRINT OF THE STRUCTURE EXGEFT NHEN TWO FEET IN VERTICAL HEIGHT AND OF 515FIGIENT QUANTITY TO ATTEST TO OVERALL RESTRICTED BY AN ADJOININ6 STRUCTURE OR LIMITED BY ,A PROPERTY LINE GONDI T ION. COMPACTION EFFORT APPLIED TO THE FILL AREAS. SEE PLATE E (DETAIL 8162). 4, AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCAR FIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLAGIN6 OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. P z 0 U] u z '3000 U s Vi �^� 2 u @1 Q S u�� Nr z U z H, z M O U �NSED A& /SX�G'� Q� O 2 * No. C 6947 .P/. FjV 9TFOP CA FOF IAN J.N. HARRISON, ARCHITECT thereby ev'e-ly reserves Is commen Iew cep 91g h; na other property rights In these p Ian n pons or, ,oft b oe docea, c,i aeo chanp do in any to ohos m , n r ar th yr to be signed to s third party, without the express wtlllen permission and --n. of IAN J.N. HARRISON, ARCHITECT zz �z O o L< O Q (.� Q 1 � �z�oo � r� V w (W V z w N N (� W wQ z z w O LJ„I w I� O Q z z o I� N � (O n F� M JOLT DAVIDSON -TOOK DRAWN BY pdW 111,01 Dn I I-: 2/14/2011 REVISION BY DAFL- SIAFIT C2 01= TWENTY -ONE tV TO I O C 3. -1 K., 23' -T S' -1 W. THIRD FLOOR PLAN VT = ro, (V lYl C v 3,11,". 23' -111 3'-1'G�, SECOND FLOOR PLAN VV =1'-0" n rc m 5' -1 K., 23' -9" S' -1 W. FIRST FLOOR PLAN VT = ro" WALL LEGEND 2X4 ® 16" O.G. 2X6 ® 16" O.G. 3X4 @ 16" O.G. 2X3 @ 16" O.G. 42" HIGH GUARDRAIL WALL5 < 5-0" TO PROPERTY LINE TO BE 1 -HOUR CONSTRUCTION PROVIDE FIRE BLOCKS AND DRAFT STOPS AT 10' -0" O.G. (5' -0" O.G. AT RATED WALLS) KEYNOTES ❑1 5/8" TYPE X GY5UM BOARD ALL WALL5, GEILIN65, BEAM5, P05T5 AND COLUMNS, SMOOTH FIN15H TYPICAL AT GARAGE �2 TANKLE55 WATER HEATER �3 COMBUSTION AIR VENT5 ® 1 -HOUR RATED SHAFT AD1 15 ❑5 PROVIDE 5/8" TYPE'X' GYP. BD. ON WALL5 AND CEILING OF ENCL05ED U5EABLE SPACE UNDER STAIRS © DRYER VENT, LENGTH NOT TO EXCEED 14' -0" 42" WIDE FIREBOX METAL FIREPLACE. DESA ICC= E5R -2542. EXTERIOR COMBUSTION AIR DUCTS SHALL BE L15TED COMPONENTS OF THE FIREPLACE, AND INSTALLED PER FIREPLACE MANUFACTURER'S INSTRUCTIONS. PROVIDE 2" CLEARANCE TO COMBUSTIBLES AY FIREPLACE OPENING ® TILE HEARTH. MIN. 2" THICK ® LINE OF WALL ABOVE 10 6" MIN. TREAD WIDTH AT NARROW END. 10" MIN. TREAD WIDTH AT 12" FROM NARROW END 11 SOFFIT 12 42" HI6H GUARDRAIL 13 WATER CLOSET TO BE MIN. 30" WIDE WITH 3 MIN. 24" CLEAR IN FRONT OF TOILET, TYP. AD2 14 5HATTER -PROOF ENCLOSURE 15 CERAMIC TILE WALLS TO 5' -0" OVER PLASTER, TYP. 16 30" X 30" ATTIC AGGE55 1l ROOF DRAIN W/ OVERFLOW 4 ADi 18 METAL CHIMNEY FLUE 19 45" HIGH COUNTER 20 WINDOW SEAT. 15" ABOVE FIN15H FLOOR 21 16X8 SMART VENT WITHIN 12" OF ADJ. GRADE MODEL: 1540 -520 E5R-20'14 22 23 LINE OF ROOF OVERHANG ABOVE 24 SLOPE TO DRAIN, 1/4:12 MIN. 25 36" WIDE FIREBOX METAL FIREPLACE 5TAIINLE55 STEEL IGG4 ER- 350'1. DESA 6A5 ONLY - DIRECT VENT 26 SHOWER HEAD AND DRAIN 2l CLOSET SHELVING SYSTEM 28 LAUNDRY BOX 29 MEDICINE CABINET FACTORY -BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE L15TED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFAC- TURER INSTRUCTIONS. z Q d N 7 Q o ° u 'Big, I I qL ARC v LN. HARRST<<.' Q� O Z * No. C 6947 V� �CF CALIF° IAN J.N. HARRISON, ARCHITECT horeby saprossly reserves its c n low copyright and Other property rights In lbess plans. These plans a not to be reproduced, copied o r oh .... d in any tor' whots oeveq n e the, to be assigned to o Ibird party, without the evpress writ'.¢. perrnlss and c ent of •ARCHITECT. IAN J.N. HARRISON, v7J f� I� O O ((w N I/w 1� N r ^� v J ON w � w O �Q J I� m I� JOB R DAVID5ON -TOOK DRAWN BY pdw PLOT DATE 9/5/2012 REVISION BY D ATE SI IEET Al OF TWENTY -ONE V L V O i� IN 0 z 0 z z Q r a E 6 c 0 U i 71 0 V 0 N O 0 c 0 a' 0 on r N Z Q J d Q J LL O 0 0 z a Q A4 I I A4 I I I I I'_ t BALCONY �— ` -- — — — — — — — — — — — - I I I I I I I I I I I I I I I I l I T O A A4 I I -1 ---------- II TYP / T 4:12 II II —�I —,I II II II II II II II �----- - - - - -- II II 10:12 "�rl II N II II O II II II I I I I I I I I I I I I I II I I I I I I I I I I I I I I I I I I I I I I I I I _- , I L, 14Y2:12 Q v I ROOF PLAN 8:12 A4 I KEYNOTES II 11 5TANDIN6-5EAM METAL ROOFING II II GLA55'A'A55EM5LY II II II II - - CHIMNEY TO BE 2' -0" ABOVE ROOF WITHIN 10' -0" WITH SPARK ARRESTOR AND SHROUD 12" MAX. HEIGHT, TYFIGAL II A:�RVOE PROJECTIONS LESS THAN 3'-0" TO PROPERTY LINE TO BE 1 -HOUR GON5TRUGTION, TYPICAL I � I I I PROPERTY LINE I ROOF VENT. 14450. IN. OPENING WITH GORROSION RESISTANT WIRE MESH I GUARDRAIL I 1 REQUIRED WINDOW5 TO BE 30 "OA'r1AY FROM _ PROPERTY LINE. FIREPLACE DIRECT VENT -, VY = r-w I I A4 z z cG U ��j�go II ry II z II II � II II IL I I I I 0 u I I I I I I LLl I I � 02 I I 6947 `7'T9 FN. �OP CAC\FD IAN J.N. HARRISON. ARCHITECT hereby expressly reserves its common law wpyrigbf end other pr cup, ty rights in these plons. These glens ore not to be reproduced. copied or rnanged in any form wh.tsoeve,, n e they II v J W I____________________ -I I I 8:12 I I I I I I L VY = r-w I I A4 z z cG U ��j�go z � d 5 0 u FO P 02 * No. C 6947 `7'T9 FN. �OP CAC\FD IAN J.N. HARRISON. ARCHITECT hereby expressly reserves its common law wpyrigbf end other pr cup, ty rights in these plons. These glens ore not to be reproduced. copied or rnanged in any form wh.tsoeve,, n e they to be ..signed be . third port,, xRhoot the express writt en permission nd consent of IAN J.N. HARRISON,nARCHITECT. v J W IIW I� W I^W ICI o ^ Z I--I w U N I/w I� zz W O W JOB # DAVIDSON -TOOK DRAWN 13Y pdw PLOT DATE 3/10/2011 KFVLSION BY DATE SEILET A2 OF IWI:NI1' -ONIF. O 'U U O N 6 z 0 a x z Z a t a a E 6 N 0 0 i N 0 U 0 a `o 6 0 i 0 c 0 ti 7 d tl O O K N a N O 0 0 0 0 GUARDRAIL 31.25 1n 3RD FLOOR 21.75 6 61 (V N 12 8 I� 2 12 a 4 i ILIA. RIDGE 31.92 N 12 L11 12 10 - J ROOF PL 35.58 ROOF PL 34.1-1 I� 1 - O N it Zia m 12 3RD FLOOR � 4' 3RD FLOOR 21.15 j 21.15 1-21 2ND FLOOR 15T FLOOR ~ q.00 121 RIGHT SIDE ELEVATION (NORTH) VT- =11 -011 REAR ELEVATION (WEST) VT� =rw 1I �I 10 - -� ;r - i►,�� II�III�I�III 15T FLOOR DO 12 12 a 8 �10 12 n �2 LEFT SIDE ELEVATION (SOUTH) RIDGE 31.92 ROOF PI- 30.83 1n 3RD FLOOR 12 8 I n V4„ = 1' -011 21.15 15T FLOOR L1.00 N 12 12 ROOF PL _ 10 D 8 36.08 12 8� a8 II I II 12 [4 11 1 Ila 41/2 D 3RD FLOOR 21.15 - - - - - 2 r —I — r _ I r _ I 12 r —I 8� _I cYl _ 2ND FLOOR _ _ _ _ FFF 17.61 Ll r I 15T FLOOR _ - ~ q.00 FRONT ELEVATION (EAST) V4" = rw ROOF Fl- 15T FLOOR 9.00 z N °7 KEYNOTES F-11 LARAMITE SLATE 5HIN&LE5 ICC# E5R -1841, CLA55 'A' ASSEMBLY 121 1 STUCCO SIDING I3I _ ® CARRIAGE LIGHT u51MULATED STONE VENEER was OVER PLASTER. MAX. 15 # /5F �NSED ARC,y/ LN. HARj�,sT��'� ICC# ESR -1215 CINATURAL GRADE AT FINISH GRADE S CHIMNEY SHALL EXTEND 36" MIN. ABOVE HIGH- IAN J.N. HARRISON, ARCHITECT hems expressly reserves its wmmon low and ntl iher property rights in these pions. These plans pro of to by r,,,Adecpd, copied o nto EST POINT WHERE CHIMNEY PA55E5 THROUGH IAN J.N. HARRISON, ROOF OR 24" ABOVE HIGHEST POINT OF ROOF WITHIN 10' -0" WITH SPARK ARRESTOR ROOF PL AND SHROUD 12" MAXIMUM HEIGHT X 24" X 30.83 48" MAX. HORIZ. SECTION. q (2) 16" X 8" SMART VENTS, MODEL 1540 -520 w ESR -2014 3RD FLOOR O WITHIN 12" OF FINISH SURFACE 21'15 RIDGE HEIGHT ELEVATIONS ARE TO THE FIN15HED 5HEATHIN6. THE HE16HT OF THE ROOFING MATERIAL HAS BEEN CON5IDERED TO A55URE THE FINAL FIN15HED HEIGHT 15 BELOW THE CITY ALLOWABLE. ROOF Fl- 15T FLOOR 9.00 z N °7 z U g o m d _ 0 was I I �NSED ARC,y/ LN. HARj�,sT��'� VG \� OZ * No. C 6947 AT F�F CA�1F� IAN J.N. HARRISON, ARCHITECT hems expressly reserves its wmmon low and ntl iher property rights in these pions. These plans pro of to by r,,,Adecpd, copied o nto changed in any whosoever, n e :hey to be assigned to a third party, v�rhoe: fhe express written n permissio and cons 0 consent IAN J.N. HARRISON, z 0 w w w G.L.I O I� L L-I w X w N (� W �zJ w GL O �Q Iw JOR # DAVID5ON -TOOK DRAWNHY pdw PLOT DATE 4/- 7/2011 P11-VISION Ill' DA I F SI EFT A3 OFTWGNTY ONE Attachment No. PC 2 Draft Resolution for Approval with Findings and Conditions RESOLUTION NO. ## ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING VARIANCE NO. VA2012 -004 FOR AN ENCROACHMENT INTO THE REAR SETBACK AND AN INCREASE IN ALLOWED FLOOR AREA ASSOCIATED WITH THE CONSTRUCTION OF A NEW SINGLE - UNIT DWELLING LOCATED AT 201 SAPPHIRE AVENUE (PA2012 -108) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ian Harrison, with respect to property located at 201 Sapphire Avenue, and legally described as a portion of Lot 1, Block 9, Section 2 of Balboa Island requesting approval of a variance. 2. The applicant is proposing to demolish an existing single -unit dwelling and construction of a new single -unit dwelling and two -car garage on a sub - standard size lot. The applicant is requesting a variance to encroach 7 feet into the required 10 -foot rear setback and to exceed the maximum permitted floor area limitation for the property (1,100 square feet) by an additional 340 square feet. 3. The subject property is located within the Two -Unit Residential, Balboa Island (R -BI) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential (RT -E). 5. A public hearing was held on September 20, 2012 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under Section 15302, of the California Environmental Quality Act (CEQA) Guidelines - Class 2 (Replacement or Reconstruction), which allows for the reconstruction of existing structures where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. In this case, an existing single -unit dwelling would be demolished and a new single -unit dwelling would be reconstructed on the same site. Planning Commission Resolution No. #### Paqe 2 of 7 2. This project has also been determined to be categorically exempt under Section 15303, of the CEQA Guidelines - Class 3 (New Construction or Conversion of Small Structures), which allows for the construction of up to three single -unit dwellings in a residential zone. in urbanized areas. SECTION 3. REQUIRED FINDINGS. The proposed project exceeds the maximum allowable floor area limit for the property and encroaches 7 feet into the required 10 -foot rear setback. In accordance with Section 20.52.090 of the Newport Beach Municipal Code, the following findings for approval of a variance and facts in support of such findings are set forth: Finding: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: A -1. Standard size lots in Balboa Island maintain alley access and are subject to a 5 -foot rear alley setback. In this case, the subject property is sub - standard in size and lacks alley access as a result of a prior re- subdivision of a standard size lot. A -2. The lot measures 30 feet in width and 45 feet in length, and totals 1,350 square feet in area. A -3. The surrounding standard size lots in Balboa Island measure 30 feet wide by 85 feet deep and total 2,550 square feet in area. Finding: B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: B -1. Applying standard setbacks to the subject property results in a smaller percent of allowed buildable area, which results in a lower floor area ratio (FAR) than other typical lots on Balboa Island. Additionally, the rear property line is not adjacent to an alley as most typical lots are within the vicinity and throughout Balboa Island; therefore, the required rear yard setback is 10 feet instead of the typical 5 -foot alley setback. This is an unusually large setback for not only the subject property, but for a Tmplt: 0 5/1 612 01 2 Planning Commission Resolution No. #### Paqe 3 of 7 typical lot within the vicinity and for Balboa Island. Strict application of these default setbacks on this small lot results in a buildable area that is only 45- percent of the total lot area; the buildable area of the larger, typical lot equates to 77- percent of the total lot area. B -2. Strict application of the Zoning Code requirement of the 1.5 floor area limit to the subject site allows a maximum of 900 gross square feet (excluding the additional 200 - square -foot allowance), which results in a floor area to land area ratio (FAR) of 0.67. The allowed FAR of a typical lot within the vicinity is 0.99. B -3. The lack of alley access results in a 10 -foot rear setback that is intended for larger -sized lots and is not required for the typical lot throughout Balboa Island. Application of a 10- foot rear setback and 10 -foot front setback would equate to approximately 44.4 - percent of the lot depth. In comparison, application of the standard 10 -foot front setback and 5- foot rear alley setback on the typical 85 -foot deep lot in the vicinity would equate to only 17.6- percent of the lot depth. Finding: C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: C -1. The requested variance to exceed the 1.5 floor area limit with a single -unit dwelling that has a gross floor area of 1,240 square feet (excluding the additional 200- square- foot allowance) results in a 0.92 FAR, which is more consistent with the typical lots within the vicinity and allows the property owner the right to a dwelling with a similar FAR to other dwellings on Balboa Island. C -2. The application of the 10 -foot rear setback is unusually larger and not typical of other lots in Balboa Island and significantly limits the buildable depth of the lot. The proposed encroachment into the rear setback is reasonable in this case due to the extremely short depth of the lot and affords the property owner a more usable buildable lot depth. Finding: D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: D -1. The proposed gross floor area of the dwelling results in a FAR of 0.92, which is less than the 0.99 FAR of typical lots in Balboa Island, ensuring that the increased floor area does not result in a special privilege not enjoyed by other property owners in this vicinity. Tmplt: 0 5/1 612 01 2 Planning Commission Resolution No. # # ## Paqe 4 of 7 D -2. The proposed 3 -foot rear setback does not result in a special privilege in that is consist with the standard 3 -foot side yard setback on the abutting property and other dwellings in the area that maintain 3 -foot side yard setbacks between structures. Finding: E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. Facts in Support of Finding: E -1. The proposed dwelling would provide adequate setbacks consist with the neighborhood pattern of development and would ensure the protection of air, light, and separation that exists with other properties in the vicinity. E -2. The size of the proposed dwelling is in proportion to the other dwellings within the immediate neighborhood and throughout Balboa Island. E -3. The design of the structure includes articulation and modulation through the use of several balconies and building offsets to minimize bulk and enhance the aesthetics of the structure. Finding: F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan. Facts in Support of Finding: F -1. The intent of a rear setback is to provide adequate separation for light, air, and usable outdoor living space adjacent to other residential properties. However, in Balboa Island, most properties abut an alley in the rear and do not have usable rear yards, but instead utilize their front yards for outdoor living space. The proposed 3 -foot rear setback is consistent with the standard 3 -foot side yard setback on the abutting property and other dwellings in the area that maintain 3 -foot side yard setbacks between structures. Additionally, the proposed design maintains the required 10 -foot front setback providing for usable outdoor living space consist with the other properties in the vicinity. F -2. The intent of floor area limits (FAL) is to ensure each residential structure can construct a reasonable size dwelling in relationship to its lot size; however, in this case, utilizing the FAIL disproportionally reduces buildable area on this site due to the sub - standard lot size and larger rear setback requirement. Utilizing FAR as more equitable development limit in this case allows for the construction of a reasonable size dwelling that remains consistent with the development of other swellings in the vicinity. Tmplt: 0 5/1 612 01 2 Planning Commission Resolution No. # # ## Paqe 5 of 7 NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Variance No. VA2012 -004, 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 fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the Director of Community Development in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 20TH DAY OF SEPTEMBER, 2012. AYES: NOES: ABSTAIN ABSENT: BY: MIN Michael Toerge, Chairman Fred Ameri, Secretary Tmplt: 05/16/2012 Planning Commission Resolution No. #### Paqe 6 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL (Project- specific conditions are in italics) PLANNING 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. Variance No. VA2012 -004 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. Prior to issuance of building permits, approval from the California Coastal Commission shall be required. 5. 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. 6. Development of the site shall be limited to a single -unit dwelling and shall not exceed a maximum gross floor area of 1,440 square feet. 7. The proposed structure shall be limited to a maximum encroachment of 7 feet into the rear 10 -foot setback, with the exception of decorative architectural features (e.g. belt courses, ornamental moldings, pilasters, and similar features) which may encroach an additional 6 inches and roof overhangs, brackets, cornices, and eaves which may encroach an additional one -foot. 8. 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 the Variance No. VA2012 -004. 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 Tmplt: 05/1612012 Planning Commission Resolution No. #### Paqe 7 of 7 upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Building Division Conditions 9. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. Public Works Conditions 10. Prior to the issuance of a building permit, City Council approval shall be obtained for the proposed new driveway access from Park Avenue in accordance to Council Policy L -2. 11. An ADA compliant curb ramp shall be installed at the corner of Park Avenue and Sapphire Avenue per City Standard STD - 181 -L -A through STD - 181 -L -D. 12. The proposed structure shall provide a minimum of 6 inches of rise from the gutter flow line along Park Avenue to the garage finish floor. 13. The driveway slope shall comply with City Standard STD - 160 -L -B. 14. The driveway approach shall comply with City Standard STD - 163 -L. 15. All damaged or broken concrete curb, gutter, and sidewalk along the project frontage (Park Avenue and Sapphire Avenue) shall be reconstructed. 16. The proposed block wall located along the Park Avenue frontage shall be eliminated or reduced in height to a maximum of 36 inches to provide adequate sight distance for vehicles backing out of the proposed garage and pedestrian sight distance at the intersection of Park and Sapphire. Tmplt: 05/1612012 Attachment No. PC 3 Maps Illustrating Surrounding Lot Sizes 7 08 4- 4.`.f,"f 1 50-09 BALBOA AVENUE 0 ra 4 13 —Ap m im PARK AVENUE F F---J0 N07T - ASSESSOR'S BLO2.F0 ASS JS o R , Ap 1 MARCH 194 PARCEL NUMBERS BOOK 50 PACE 09 A BALBOA ISLE, SW THREE MM. 7-15 SHOWN IN CIRCLES COUNTY OF ORANGE TWO U.N. 6-31 Subject Property m Subject �Property� nr inn � u PARK to. J W 1 Q W R 4 4 N M' W Q C O u 12 AVENUE ° O r/ w R O N II O £er> 14 IS 10 � E 14 Oto O 19 ly 5� 21 r ra O O r n O 0 ° O9 17 0 - O n O r 0 0 4 B R. OB 7 YI 1 F n'• a I O R O O 19 e ` 10 17 Z en .. b M' W Q C O u 12 AVENUE ° O /e��r• e 01 23 J N II 12 13 14 IS 10 � M' W Q C O u 12 AVENUE W Z C Q I , ° O /e��r• e 01 23 J f 2O s 24 2 O 23 19 14 Oto O 19 ly 5� 21 r ra O O 1 tB L O 21 ° O9 17 0 - O n O 1 19 W Z C Q I , ° O 2$ i J f j O 2 TW 5 � II 12 ® O 19 IS Q r ra O o L O$ 21 W Z C Q I , ° O 2$ i RON-° f j O 2 [ 5 ;O O 12 13 O O Q r ra O o L O$ 21 - O n O 1 19 0 O B R. 9 t 7 n'• a n W Z C Q I , 1 j W Q ti i ti Q ti 050- 1 1 1 " = 60' rora 48 -16 BALBOA ISLE., SEC. TWO MM 6 -31 ,vOrE - ASSESSOR'S BLOCK 4 ASSESSOR'S AIAP MARCH 1949 PARCEL NUMBERS BOOK 050 PACE II " " THREE M M. 7 -/5 SHOWN IN CIRCLES COUNTY OF ORANGE !RE ;O O 12 13 i4 IS 1 j W Q ti i ti Q ti 050- 1 1 1 " = 60' rora 48 -16 BALBOA ISLE., SEC. TWO MM 6 -31 ,vOrE - ASSESSOR'S BLOCK 4 ASSESSOR'S AIAP MARCH 1949 PARCEL NUMBERS BOOK 050 PACE II " " THREE M M. 7 -/5 SHOWN IN CIRCLES COUNTY OF ORANGE PARK Z Property 09 LoqS6oro LL LU W lu q AVENUE 0 v I I - M 14 q(@@ 77 �s @ la I6 4 @,r 48-15 4 I BA480A ISLE, SEC TWO MM. 6 -J/ N07F - ASSESSOR'S BLOCK a ASSESSOR'S MAP MARCH 1949 PARCEL' - NUMBERS BOOK 50 PACE /0 SHOWN IN CIRCLES coam, OF oRANac (D O (D @ O I6 O IT 6 O 16 LU W lu q AVENUE 0 v I I - M 14 q(@@ 77 �s @ la I6 4 @,r 48-15 4 I BA480A ISLE, SEC TWO MM. 6 -J/ N07F - ASSESSOR'S BLOCK a ASSESSOR'S MAP MARCH 1949 PARCEL' - NUMBERS BOOK 50 PACE /0 SHOWN IN CIRCLES coam, OF oRANac IHIS AMP KAS PQZPAREO FOR ORANGE CORYrY ASSESSOR B£P'. WRPOSES ONE Y. DIE ASSESSOR WfES NO CUARMIIEE AS !O NS ACCMPACY " ASSUACS ANY LIABILITY FOR OTHER USES. YA1I rO BE REPMOOCEO. 13 ALL RIWIS RESL'RIEO. 0 COPYRICMT ORAYYC£ COWYY ASSE55M PJ I I I J I I I o SALBOA 7 Subject Property Location MARCH 1949 ao' J W Q C 4 Q N eR' J W Q O U IO' RY AS O a ® R deI O� Ig E5 W J C — ( / es © 24 ® EI O EO O 9 19 © O 21 O R O8 9 L._ 33 — — O Y ® I6 f to f e 6 n II I6 °y 12 35 s Is W O9 R xI /a 9 eR' J W Q O U IO' RY L' /' o 9 IV SR' deI W J R W J C — O es © ® EI O EO © 9 19 O n O —7W0 3a- z L._ 33 — — ® 7 f O EI (OI °y 12 35 s O W O9 19 9 OS' PO 14 I 1 I I AVENUE 050 -12 L- �. ^! O /' o 9 IV SR' deI W J R W J C 1- = 60' 4 O es © M n O I O EI (OI Pp O O9 19 PO to IB II 17 h h 12 6 CNE W e u PARK AVENUE m NOTE — ASSESSOR'S BLOCK 8 ASSESSOR'S MAP D BAL80A ISLE., SEC. 7WO MM. C -3I PARCEL NUMBERS BOOK 050 PAGE 12 " ° THREE MN. 7 -I5 SHOWN IN CIRCLES COUNTY OF ORANGE Attachment No. PC 4 Draft Resolution for Denial RESOLUTION NO. ## ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING VARIANCE NO. VA2012- 004 FOR AN ENCROACHMENT INTO THE REAR SETBACK AND AN INCREASE IN ALLOWED FLOOR AREA ASSOCIATED WITH THE CONSTRUCTION OF A NEW SINGLE -UNIT DWELLING LOCATED AT 201 SAPPHIRE AVENUE (PA2012- 108) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ian Harrison, with respect to property located at 201 Sapphire Avenue, and legally described as a portion of Lot 1, Block 9, Section 2 of Balboa Island requesting approval of a variance. 2. The applicant is proposing to demolish an existing single -unit dwelling and construction of a new single -unit dwelling and two -car garage on a sub - standard size lot. The applicant is requesting a variance to encroach 7 feet into the required 10 -foot rear setback and to exceed the maximum permitted floor area limitation for the property (1,100 square feet) by an additional 340 square feet. 3. The subject property is located within the Two -Unit Residential, Balboa Island (R -BI) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential (RT -E). 5. A public hearing was held on September 20, 2012 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. Planning Commission Resolution No. #### Paqe 2 of 3 SECTION 3. REQUIRED FINDINGS. The Planning Commission may approve a variance only after making each of the required findings set forth in Section 20.52.090 (Variances). In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The proposed Variance for the proposed single - family residential unit is not consistent with the legislative intent of Title 20 of the NBMC and that findings required by Section 20.52.090 are not supported in this case. The proposed project may prove detrimental to the community. 2. The design, location, size, and characteristics of the proposed project are not compatible with the single- or two -unit dwellings in the vicinity. The development may result in negative impacts to residents in the vicinity and would not be compatible with the enjoyment of the nearby residential properties. 3. The sub - standard size of this property does not preclude the construction of a reasonable size dwelling of 1,100 square feet that would be compatible with surrounding lots. The proposed dwelling can be redesigned to comply with the required development standards and approval of the Variance is not necessary to preserve this substantial property right. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Variance No. VA2012 -004. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the Director of Community Development in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 20TH DAY OF SEPTEMBER, 2012. AYES: NOES: ABSTAIN: ABSENT: Tmplt: 05/1612012 Planning Commission Resolution No. #### Paqe 3 of 3 AW M Michael Toerge, Chairman Fred Ameri, Secretary Tmplt: 05/1612012 ADDITIONAL MATERIALS RECEIVED David g n n=Took V a r| a n rF �c \�\ 3Am� g tot m& - -- .� � 0 0 Construction of a new 1,440 SF dwelling Variance No. VA203.2 -004 7 -foot encroachment into zo -foot rear setback Exceed maximum permitted floor area limit of 1,1oo SF by an additional 340 SF Project located at 201 Sapphire Ave. Balboa Island Northwesterly corner of Sapphire Ave. and Park Ave. 07/13/2012 Community Development Department - Planning Division 2 07/13/2012 7 .- EARN A4E V r M r IF oft I@ ,c94 FOIEN�I 209 112 204 - . �•'{. r 202 t!2 I., A E8ti fP tt =_e z -� �16-111 I� ,2) fi J 126 i 125 I �� 124, 12244�� 1 p• I' ,23 u ,22 —1211/2 120 1/2 121 0 _ 130 Community Development Department - Planning Division 3 204 ` ` •■a I ZUZ 1'1 A � = 07/13/2012 1 0- --V 11 1. r`4 f 45 .�• 6 � 1- 11 1 Community Development Department - Planning Division 4 v Q --• Buildable Area = Lot Area— Setback Area Maximum Floor Area = (Buildable Area x 1.5) + zoo SF 07/13/2012 Community Development Department - Planning Division r 30 ' Wide 5 4S' Deep J Buildable Area = Lot Area— Setback Area 30 ' Wide Maximum Floor Area = (Buildable Area x 1.5) + zoo SF 07/13/2012 Community Development Department - Planning Division Buildable Area 600 SF (45 % of lot) o o v m Max Floor Area m Ln o `i 1,soo SF z v o! (o.67/0.8i FAR) LL J Buildable Area = Lot Area— Setback Area 30 ' Wide Maximum Floor Area = (Buildable Area x 1.5) + zoo SF 07/13/2012 Community Development Department - Planning Division 4S' Deep Buildable Area = Lot Area— Setback Area 0 H 11 m 0 L LL J 30 ' Wide Maximum Floor Area = (Buildable Area x 1.5) + zoo SF 07/13/2012 Community Development Department - Planning Division 7 Buildable Area 768 SF (57 % 0fl0t) >- m v Q m Proposed z M Floor Area Q� 1,440 SF 111miI (0.92/.1.07 FAR) Buildable Area = Lot Area— Setback Area 0 H 11 m 0 L LL J 30 ' Wide Maximum Floor Area = (Buildable Area x 1.5) + zoo SF 07/13/2012 Community Development Department - Planning Division 7 ec va 9V 0 - -- PARK AVENUE — — 07/13/2012 Community Development Department - Planning Division rain✓ar •RMO.bXa WiL va min OR mini - -- PARK AVENUE — — 07/13/2012 Community Development Department - Planning Division rain✓ar •RMO.bXa WiL va • Sub- standard size lot w/ no alley access L 10-foot rear setback creates a disproportionate reduction in buildable area ■ 3' rear setback consistent w/ 3- side setbacks Proposed floor area is consistent FAR of typical lots Preserves property rights, while maintaining neighborhood compatibility 07/13/2012 Community Development Department - Planning Division 9 ll, e • Conduct a public hearing Adopt resolution approving Variance No. VA2012 -004 07/13/2012 Community Development Department - Planning Division `'A 10 1 For more information contact: Jaime Murillo 949-644 -3209 jmurilloQa newportbeachca.gov www.newportbeachca.gov * The description of the existing facility as having "six dispensers" might be slightly misleading. I believe the existing station has three islands, each of which has two two -sided dispensing stations, as well as separate diesel dispensers on two of the islands. That would suggest something like 14 to 16 vehicles (I don't recall if the diesel dispensers are two- sided) could be fueling at one time. * The long- established, if somewhat seedy, "Minute King" convenience /liquor store on the Irvine Avenue property immediately abutting the service station on the south might call into question the need for the proposed new convenience store, which might possibly result in an over - concentration of opportunities for alcohol sales to motorists. Starting on page 12 of the 104 page PDF * In Condition of Approval 15, the reference to "per condition of approval LIGHTING, No.2" is unclear. Is this supposed to be a reference Condition 14? Or is it a reference to some other City document? • In Condition 16, 1 suspect "adequate SITE distance" is supposed to be "adequate SIGHT distance." • The relevance of Condition 25 to Alcohol Sales (the topic under which it is found) is not immediately obvious. Isn't this really a fire /safety issue? And does the condition refer to exits from the building? or from the property? * In Condition 31, "under the control of the license" is probably meant to be "under the control of the LICENSEE "? • In Condition 38, "CalGree Section 5.701" should probably be CalGreen Section 5.701" (missing "n ") • In Condition 46, "knox box" is probably meant to be "Knox box ". • In Condition 48, "along the Bristol Street Irvine Avenue frontages" is probably meant to be "along the Bristol Street AND Irvine Avenue frontages" (as in Condition 47). • In Condition 49, "full depth AC patchback" could well be correct, but I don't know what "AC" stands for. • In Condition 57, "closed driveway shall replaced by" should be "closed driveway shall BE replaced by ". • In Condition 61(b), "30 minutes" seems a very long time for trucks and heavy equipment to be idling. Item 3 (3 Davidson -Took Variance (PA2012 -108)) General comments: * It is unclear from the report what the name "Davidson- Took" signifies. * The report also does not make immediately clear that additional City Council approval will be needed for the requested driveway access to Park Avenue (Condition of Approval 10). * Is the 3 -foot rear setback, which could in places be reduced to 2.5 feet (per Condition of Approval 7), adequate for fire access? Starting on page 16 of the 31 page PDF: In Statement 2, "and construction of a" should be "and construct a ". Alternatively, "to demolish an" could be "demolition of an ". In Required Findings D -2, "that is consist with" should be "that is consistent with ". In F -2, "Utilizing FAR as more equitable development limit" should be "Utilizing FAR as A more equitable development limit" and 'other swellings in the vicinity" should be "other DWELLINGS in the vicinity" Yours, Jim Mosher