Loading...
HomeMy WebLinkAbout03_2038 East Ocean Front CDP_PA2017-103CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: 2038 East Ocean Front CDP (PA2017-103) SITE LOCATION: 2038 East Ocean Front • Coastal Development Permit No. CD2017-046 APPLICANT: Mark Becker OWNER: Hampton House Trust PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT December 14, 2017 Agenda Item No. 3 • General Plan: RSD (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: Single -Unit Residential Detached — (10.0-19.9 DU/AC) (RSD -C ) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY A request fora Coastal Development Permit (CDP) for the demolition of an existing single- family residence and attached garage and the construction of a new 2,205 -square -foot single-family development, including the following: a 1,141 -square -foot two-story, main house, a detached garage with a 315 -square -foot guest bedroom above, and a detached two-story, 251 -square -foot guest bedroom. The development also includes hardscape, drainage, and landscaping. The proposed development complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. The CDP application does not propose any development seaward of the private property. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under, Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment ; and 3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development Permit No. CD2017-046 (Attachment No. ZA 1). 08/17/2017 2038 East Ocean Front CDP Zoning Administrator, December 14, 2017 Page 2 Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A Coastal Development Permit is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. ILF. EFFOM The subject proeprty fronts the Pacific Ocean, but is separated from the shoreline by a large public beach. The project site is not protected by a bulkhead. • The finish floor elevation of the proposed dwelling is + 17 MSL (NAVD 88), which complies with the minimum 9.00 MSL (NAVD88) elevation standard. A Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated May 15, 2017 indicates a maximum sea level rise of 4.75 feet over the next 75 years resulting in a future water elevation of 12.25 feet (NAVD). The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.75- TmpIC 10/10/17 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front ocean front 10 feet 10 feet Sides 3 feet 3 feet Rear 0 feet 0 feet Allowable Floor Area 4,760 square feet 2,205 square feet Allowable 3rd Floor Area 357 square feet 0 square feet Open Space 357 square feet 1,058 square feet Parkin 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof ILF. EFFOM The subject proeprty fronts the Pacific Ocean, but is separated from the shoreline by a large public beach. The project site is not protected by a bulkhead. • The finish floor elevation of the proposed dwelling is + 17 MSL (NAVD 88), which complies with the minimum 9.00 MSL (NAVD88) elevation standard. A Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated May 15, 2017 indicates a maximum sea level rise of 4.75 feet over the next 75 years resulting in a future water elevation of 12.25 feet (NAVD). The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.75- TmpIC 10/10/17 2038 East Ocean Front CDP Zoning Administrator, December 14, 2017 Page 3 foot sea level rise and that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 400 feet) that it is unlikely that the mean high tide line will reach the property within the next 75 years. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The applicant provided a Construction Pollution Prevention Plan (CPPP) pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code to implement temporary Best Management Practices (BMP's) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been reviewed and approved by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved CPPP. The applicant provided a Water Quality and Hydrology Plan (WQHP) pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan). The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction Tmpl[: 10/10/17 2038 East Ocean Front CDP Zoning Administrator, December 14, 2017 Page 4 plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. Public Access The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the public beach is available approximately 220 feet east of the site at the terminus of M Street. The closest public view point is located approximately 1,000 feet to the east at West Jetty Park. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from the public viewpoint and the project's compliance with height and setbacks, the project will not impact coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,205 -square -foot single-family development, including a detached two -car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City Tmpl[: 10/10/17 .y. 2038 East Ocean Front CDP Zoning Administrator, December 14, 2017 Page 5 may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Melinda Whelan Assistant Planner GBR/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Pmplt: 10/10/17 Attachment No. ZA 1 Draft Resolution 08/17/2017 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-046 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND DETACHED 2 -CAR GARAGE LOCATED AT 2038 EAST OCEAN FRONT (PA2017- 103) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Mark Becker, with respect to property located at 2038 East Ocean Front requesting approval of a coastal development permit. 2. The lot at 2038 East Ocean Front is legally described as Lot 10 in Block D, in Tract 00518. 3. The applicant proposes the demolition of an existing single-family residence and attached garage and the construction of a new 2,205 -square -foot single-family development, including the following: a 1,141 -square -foot two-story, main house, a detached garage with a 315 -square -foot guest bedroom above, and a detached two-story, 251 -square -foot guest bedroom. The development also includes hardscape, drainage, and landscaping. The CDP application does not propose any development seaward of the private property. 4. The subject property is designated Single -Unit Residential Detached (RSD) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached (RSD -C) and it is located within the Single - Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on December 14, 2017, in the Corona del Mar Conference Room (Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 08-15-2017 Zoning Administrator Resolution No. ZA2017-## Paqe 2 of 7 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,205 -square - foot single-family development including a detached two -car garage. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 4,760 square feet and the proposed floor area is 2,205 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the oceanfront, 3 feet along each side property line and 0 feet along the rear property line abutting the alley. The highest guardrail is less than 24 feet from established grade and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts an approximately 420 -foot -wide public beach known as East Ocean Front. The finished floor elevation of the proposed dwelling is + 17 MSL (NAVD 88), which complies with the minimum 9.00 MSL (NAVD88) elevation standard. 4. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated May 15, 2017 for the project. The report concludes that the proposed project is 08-15-2017 8 Zoning Administrator Resolution No. ZA2017-## Paqe 3 of 7 reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.75 -foot sea level rise and that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 400 feet) that it is unlikely that the mean high tide line will reach the property within the next 75 years. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7. The applicant provided a Construction Pollution Prevention Plan (CPPP) pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code to implement temporary Best Management Practices (BMP's) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been reviewed and approved by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved CPPP. 8. The applicant provided a Water Quality and Hydrology Plan (WQHP) pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan). The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 08-15-2017 9 Zoning Administrator Resolution No. ZA2017-## Paqe 4 of 7 10. The property is not located near designated public viewpoint or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. Vertical access to the public beach is available approximately 220 feet east of the site at the terminus of M Street. 3. The closest public viewpoint is located approximately 1,000 feet to the east at West Jetty Park. The proposed residence is not located near coastal view roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from the public viewpoint and the project's compliance with height, setbacks, the project will not impact coastal views. �9x��U]i.[�Uxy69NP►1 NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-046, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF DECEMBER, 2017. 08-15-2017 2� Patrick J. Alford, Zoning Administrator Zoning Administrator Resolution No. ZA2017-## Paqe 5 of 7 I*:/:11:1kdW11 CONDITIONS OF APPROVAL The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 5. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 6. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 7. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 08-15-2017 22 Zoning Administrator Resolution No. ZA2017-## Paqe 6 of 7 8. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 9. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 10. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 12. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 13. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 14. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 15. Prior to issuance of the building permits, the approved CPPP and WQHP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP and any changes could require separate review and approval by the Building Division. 16. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 17. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 08-15-2017 12 Zoning Administrator Resolution No. ZA2017-## Paqe 7 of 7 18. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 20. This Coastal Development Permit No. CD2017-046 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 21. 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 2038 East Ocean Front CDP including, but not limited to, Coastal Development Permit No. CD2017-046. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 08-15-2017 i3 Attachment No. ZA 2 Vicinity Map 08/17/2017 14 VICINITY MAP Coastal Development Permit No. CD2017-046 PA2017-103 2038 East Ocean Front 15 Attachment No. ZA 3 Project Plans 08/17/2017 10 view from courtyard to view from alley view from beach HAMPTON HOUSE TRUS \\ BLVD w W BALBOA PENINSULA N w E Z SEVILL r �9qr O Oc BLVp, FRONT wrs SITE VICINITY MAP NOTE: ALL NEW PLANTS SHALL BE NATIVE AND/OR DROUGHT TOLERANT. SHEET IL7)EX TI SHEET INDEX, DATA C, I SURVEY Cit 51TE DRAINAGE PLAN C.5 SITE DIMENSION * PLANTING PLAN C,.4 SITE DETAILS 4 NOTES (::�5 51TE SECTION A CG OPEN SPACE AI BASEMENT A:2 IST FLOOR A5 2ND FLOOR A4 ROOF A5 NORTH, SOUTH ELEVATIONS A& EAST, WEST ELEVATIONS A-7 TOWER, GARAGE/GUEST SECTIONS Acs MAIN HOUSE SECTIONS i7E515NER MARK 13EGKER DE51ON5 420 40TH ST., SUITE I OAKLAND, CALIF. 9460q 510-658-6889 FAX 510-653-4019 DATA APN: 048-262-21 ZONE: R -I LE(5AL: LOT 10 OF BLOCK 'D' OD TRACT MAP 518 BUILDING USE TYPE: R-3, TWO STORY 51NGLE-FAMILY RESIDENCE GONSTRUGTION TYPE: VB, FULLY SPRINKLERED PER NFPA-I3-R BUILDING CODE: 2016 EDITION, GRG LOT AREA: 3200 S.F. FLOOR AREAS LIVING MAIN HOUSE IST FLOOR (INCL. STAIRS)..............................................................752.0 S.F. 2ND FLOOR (EXCL. MAIN STAIRS, INCL. STAIRS TO 3RD FLR.).... 38q.0 S.F. TOWER BASEMENT (BATH 1)........................................................................38.0 S.F. I5T FLOOR........................................................................................112.0 S.F. 2NDFLOOR ..................................................................................... 101.0 S.F. GUEST 0/ GARAGE IST FLOOR.........................................................................................68.0 S.F. 2ND FLOOR .......................................................................................315.0 S.F. TOTAL LIVING AREA.......................................................................1775.0 S.F. GARAGE...........................................................................................430.0 S.F. TOTAL LIVING + GARAGE AREA .....................................................2205.0 S.F. MAIN HOUSE IST FLOOR COVERED PORCHES...................................2g0.0 S.F. MAIN HOUSE 2ND FLOOR COVERED BALCONY...................................136.0 S.F. TOTAL STRUCTURAL AREA.............................................................2631.0 S.F. ALLOWABLE STRUCTURAL AREA BUILDABLE AREA: 34.0 FT. X 70.0 FT. = 2380.0 S.F. ALLOWABLE STRUCTURAL AREA: 2 X 2380.0 S.F. = 4760.0 S.F. OPEN SPACE: 1058 SO_ FT_ (SEE C(o) BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY ■ MARK BECKER ■ DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 t- tu ul ._.n V1 tu W U Z . W z LL Q U) �U w LL_57 _ Q Um Q W p O �- �/'� W V / U Nz O IZ DATE II -22-17 SCALE NTS DRAWN JBE JOB SHEET TI OF SHEETS 27 NORTH 0' 8' 16' SCALE: 1"=8' N❑TE1 RECORD EASEMENTS ARE NOT PLOTTED IF ANY, VICINITY MAP LEGEND DESCRIPTI❑N (123.45) MEAS, ELEVATIONS ( ) REC. BRG, & DIST. DECK # BRICK WALL BUILDING PROPERTY LINE FENCE BENCH MARK N.G. NATURAL GRADE P.P. POWER POLE WM WATER METER F.F. FINISH FLOOR G.F. GARAGE FLOOR CONC, CONCRETE F.S. FINISH SURFACE M.H. MAN -HOLE P PLANTER A.C. ASPHALT T.G. TOP -GRATE RdM SURVEYING INC. R❑N MIEDEMA L,S, 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@C❑X,NET 1 ALLEY LLI CL=39,64') N # — — (R=85100) o u CONC, 13 8 # CONC, CONC, # # CONC. C19 8MTW) P # co I CONC, ICD I I U # CD CONC, loo CONC. I 20.81TW) # LLJ cu 11 3033) CONC. c RIDGE r X02 # CONC. 42.29) RIDGE CONC. `D r # P P vi CONC, z cj o # # # # 2� b CONC. 5 aj m W� ��F I # 1 U CONC, �1 0 tib �# 3,8 r' w C22 4 v � # ca U U Z I u I BUILDING uU o U (�F, 2.9 ci r O �S BUILDING 2,7- BUILDING I - o cc RIDGECD ) (43.25) l a I I W RIDGE I BUDDING `b�b�s A 3,0 BUDDING 0 z S o v, �ONC, ooF `D S LF— CONC. �~� CONC, P _Z1 b (22 45TW) v —�� CONC, _ = 4.0 2.8 _ b, m ~ P `tib CONC. `til CONC, 3 C # 11 P P P- b�� CL=40.00) CR=859o,0) �� ��� °��� OCEANFRONT `tib �tio �l h 0 TOPOGRAPHIC SURVEY OWNER: LEGAL DESCRIPTI❑N; BENCH MARK1 MARK BECKER LOT 10 OF BLOCK D OF TRACT MAP NO. 518 ❑CS BM NB1-4-71 ELEVATION= 7.83 NAVD 88 DATUM JOB: 65-18 DATE: 5/5/17 ADDRESS OF PROJECT; 2038 E, OCEANFRONT NEWPORT BEACH, CA 22 GENERAL N07ES I. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE ARE DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COM- PLETION. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. EXISTING SEWER LATERAL SHALL BE CHANGED AND A CLEAN-OUT INSTALLED AT THE PROPERTY LINE TO COMPLY WITH CITY STANDARD STD. 406-L. SEE DETAIL 7 ON SHEET C4. 3. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 4. THE WATER METER AND SEWER CLEANOUT SHALL BE INSTALLED WITH A TRAFFIC -GRADE BOX AND COVER. ALL OTHER UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. 5. ANY EXISTING CITY STREET TREES WITHIN THE RIGHT- OF-WAY SHALL BE PROTECTED IN PLACE. G. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 7. SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. 5. A SEPARATE PERMIT IS REQUIRED FOR ALL MASONRY AND CONCRETE FENCES OVER 3'-0" AND WOOD FENCES OVER G FEET. � O O O O Q1 O Ln 12 v � G4 30 FT. LONG TRENCH DRAIN - 30" HIGH WOOD FENCE (CONC.) Ol. A SEPARATE PERMIT IS REQUIRED FOR POOLS, SPAS, SHADE STRUCTURES, WALLS, FENCES AND OTHER FREESTANDING STRUCTURES. 10. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FEET AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. II. ALL HARDSCAPE AND LANDSCAPE AREAS ARE NEW IMPROVEMENTS. 12. WHERE THE EXISTING DRIVEWAY APPROACH IS REMOVED AND WHERE THE NEW DRIVEWAY APPROACH IS CONSTRUCTED, A MINIMUM 12 -INCH WIDE X 12 -INCH DEEP FULL DEPTH ASPHALT CONCRETE PATCHBACK SHALL BE CON- STRUCTED ALONG THE ENTIRE NEW GUTTER LENGTH. TACK COAT ALL JOINT SURFACES PRIOR TO PATCHBACK PLACEMENT. 13. SANDBAGS SHOWN ON SITEPLAN TO PREVENT RUNOFF SHALL BE LOCATED INSIDE PROPERTY ADJACENT TO PROPERTY LINE. 14. THE WATER METER AND SEWER CLEANOUT SHALL BE INSTALLED WITH A TRAFFIC -GRADE BOX AND COVER. ALL OTHER UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. 15. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. EXIST, BLDG. n z n BALBOA rJ, (17_33FS1 6 FT. HI C) -� X13 C7 WOOD FENCE Z<r_ CONC, ZLr CONC 00 6 FT. HI CONC, WOOD SATE o s.6 s $ o C16.63FS) r1� �° a 3° 0 m" (N16*23'48'YE 80,00') –----PLTR__– – – – – – – – – – I –i –i—� – PL – – – – – – – – C13,28FS> q a • I _ ___ ___________________ ___________________________ _ __________________ ____L__L__L___ .... .••.• J 4 1 _". __ s— __________ __ �_____ �_� c___-�-___. ®.a---r�.3o�F6. ,. � RAS � 3 L.F. MIN. 6 r .�a_ _DS ______ ______________ f/ Q ______________ ______��_____� � t__t__r_ _____ _ p R_ _ � �p ... �GOND�: �GOND� _ �� — — — i >— �� — — D5�1 I I I / \ \�\\�— �� :'Y .. :. `.•.\ TRENCH DRAIN G4 Q'�'9j \W rL9 { r (N16°07'48'E 80.00') /b, �J 2' rJ> rJ� O .9 p� °SCJ � SJ r1 \s LEGEND TABLE 3306.1 PROTECTION OF PEDESTRIANS —� HP HIGH POINT DISTANCE FROM GONSTRUGTION TO LOT LINE E6 EXISTING GRADE 8 FEET OR LESS LE55 THAN 5 FEET ❑ DS EX LS LANDSGAPING FL PROPERTYLINE LESS THAN 5 FEET GL CENTERLINE -------------- FF TOP OF CONCRETE AT FIN. FLR. BARRIER $ COVERED WALKWAY E6 EXISTING GRADE 5 FEET OR MORE AND BETWEEN ONE-FOURTH 8 ONE-HALF THE HEIGHT OF 60115TRUGTION BARRIER EP EDGE OF PAVEMENT 5 FEET OR MORE AND EXCEEDING ONE-HALF THE HEIGHT OF CONSTRUCTION TF TOP OF FENCE FL FLOWLINE TG TOP OF CURB BW BACK OF WALK TW TOP OF WALL INL INLET INLV INVERT SBOSBO FS FINISHED SURFACE F6 FINISHED GRADE O (169) EXISTING CONTOUR 169 NEW CONTOUR CX2'63) EXISTING SPOT ELEVATION FG02 N� u NEW SPOT ELEVATION LZ� EXIST. BLDG. FLOW LINE OF SURFACE DRAINAGE FLOW LINE OF DRAINLINE5 @ MIN. 1% DOWNSPOUT 6ONNEGTIN6 TO U6 DRAINLINE PER DETAIL II/G4 6" DIAM. SGHED. 40 ABS SOLID DRAINLINE W/ MIN. 12" COVER, MIN. SLOPE OF 15yo 6" DIAM. CAST BRONZE DRAIN INLET (ADD DOME TOP AT PLANTER AREAS) BRICK ON FULL GROUT BED ON 4" THICK CONCRETE SLAB W/ #3 REBAR @ 24" O.G.E.W. NEW MASONRY WALL EXIST. MASONRY WALL 2-1-1I6H ROW OF SANDBAGS 3" THICK PEA GRAVEL TRENCH DRAIN W/ 3" DIAM. SGHED. 40 PERF. PIPE @ TOP 8 4" DIAM. SGHED. 40 PERF. PIPE @ BOTTOM PER DETAIL 6/G4 6" DIAM. SGHED. 40 AB5 PERF. DRAINLINE Go co ?� -L 9�T � - 2b A NOTE: WHEN REQUIRED, FENCE BARRIER $ WALKWAY COVER TO BE CONSTRUCTED PER GBG 3306.5, 3306.6 S 3306.7 anni • U�. V) U1 I ar'I LJa O O 0S U7 ro OD G4. 0.:I v v �� G5 `13 3 Q' �d I L,J �3 J SFS J FS' Q (13% — 13 L.F. MIN. TRENCH DRAIN G4 —SLIDING WOOD GATE 6 FT. HIGH WOOD FENCE \ {LVD, w INSULA N i 0. w i Z q 00 SEVILL r FgST q Q 0 51 Ti= VICINITY MAP NTS e A EARTHWORK CALCS. NOTE: PROPOSED FINISHED GRADES ARE APPROX. THE SAME AS EXISTING GRADES AND PER THE GEOTECH REPORT ONSITE SOILS ARE SUITABLE FOR FOUNDATION SUBGRADE. THEREFORE, THE AMOUNT OF IMPORT OR EXPORT WILL BE INSIGNIFICANT. CUT FROM OVER -EXCAVATION ............................. 40'x73'x3'/27=325 CU. YDS. CUT AT WEST GARAGE AND BASEMENT STOP./NECH AREA........ 264 CU. YDS. RECOMPACTION OF CUT FROM OVEPEXCAVAT10N .......................325 CU. YDS. SRAI71 NC NOTES I. I"IINIMUM GRADIENTS FOR DRAINAGE: EARTH................................................. 2.0% PAVED. ... ......................... ............. 0.5% CONCRETE GUTTER IN PAVED AREA ... 0.2% ASPHALT .............................................. 1.0% 4 Z BELOW GRADE DRAINLINES................... 1.0% NORTH INTERIORS KEY BLDG. DEPT. REVISIONS TABLE 3306.1 PROTECTION OF PEDESTRIANS BY HEIGHT OF GON5TRUGTION DISTANCE FROM GONSTRUGTION TO LOT LINE TYPE OF PROTECTION REQUIRED 8 FEET OR LESS LE55 THAN 5 FEET CONSTRUCTION RAILINGS 5 FEET OR MORE NONE MORE THAN LESS THAN 5 FEET BARRIER & COVERED WALKWAY BY e FEET 5 FEET OR MORE BUT NOT MORE THAN ONE-FOURTH THE HEIGHT OF CONSTRUCTION BARRIER $ COVERED WALKWAY 5 FEET OR MORE AND BETWEEN ONE-FOURTH 8 ONE-HALF THE HEIGHT OF 60115TRUGTION BARRIER 5 FEET OR MORE AND EXCEEDING ONE-HALF THE HEIGHT OF CONSTRUCTION NONE NOTE: WHEN REQUIRED, FENCE BARRIER $ WALKWAY COVER TO BE CONSTRUCTED PER GBG 3306.5, 3306.6 S 3306.7 anni • U�. V) U1 I ar'I LJa O O 0S U7 ro OD G4. 0.:I v v �� G5 `13 3 Q' �d I L,J �3 J SFS J FS' Q (13% — 13 L.F. MIN. TRENCH DRAIN G4 —SLIDING WOOD GATE 6 FT. HIGH WOOD FENCE \ {LVD, w INSULA N i 0. w i Z q 00 SEVILL r FgST q Q 0 51 Ti= VICINITY MAP NTS e A EARTHWORK CALCS. NOTE: PROPOSED FINISHED GRADES ARE APPROX. THE SAME AS EXISTING GRADES AND PER THE GEOTECH REPORT ONSITE SOILS ARE SUITABLE FOR FOUNDATION SUBGRADE. THEREFORE, THE AMOUNT OF IMPORT OR EXPORT WILL BE INSIGNIFICANT. CUT FROM OVER -EXCAVATION ............................. 40'x73'x3'/27=325 CU. YDS. CUT AT WEST GARAGE AND BASEMENT STOP./NECH AREA........ 264 CU. YDS. RECOMPACTION OF CUT FROM OVEPEXCAVAT10N .......................325 CU. YDS. SRAI71 NC NOTES I. I"IINIMUM GRADIENTS FOR DRAINAGE: EARTH................................................. 2.0% PAVED. ... ......................... ............. 0.5% CONCRETE GUTTER IN PAVED AREA ... 0.2% ASPHALT .............................................. 1.0% 4 Z BELOW GRADE DRAINLINES................... 1.0% NORTH INTERIORS KEY BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 lu Z N� u ,n� Z Z 0 �Z W O W W U Z Lu 0 zQ LL � OU W LL Q Um Q W Q 0� Lu U Nz O DATE II / 22 / 17 SCALE 1/4" = 1'-0" DRAWN JIBE JOB SHEET C22 OF SHEETS ?0 GENERAL NOTES I. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE q. A SEPARATE PERMIT IS REQUIRED FOR POOLS, SPAS, SHADE \\ OA/D, w Lu ARE DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB STRUCTURES, WALLS, FENCES AND OTHER FREESTANDING STRUCTURES. B4LBOA PENINSULA Z< n U) AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER IMPROVEMENTS WILL 10. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN � BEDRM. I:.. BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COM- 5 FEET AND FOR SNORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A Lu �F A7/ Lu E Z (under PLETION. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL Pf31KINCC':PP�GE°. ° COPY OF OSHA PERMIT. ry 9ti ql SEVILL r C/) BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 001 W U F9s qR z �p 17 SCALE 1/41, II. ALL NARDSCAPE AND LANDSCAPE AREAS ARE NEW IMPROVEMENTS. 1 F I r .. . JOB T d 2. EXISTING SEWER LATERAL SHALL BE CHANGED AND OC BLVD. A CLEAN-OUT INSTALLED AT THE PROPERTY LINE TO COMPLY 12. WHERE THE EXISTING DRIVEWAY APPROACH IS REMOVED AND WHERE N WITH CITY STANDARD STD. 406-L. SEE DETAIL 7 ON SHEET C4. THE NEW DRIVEWAY APPROACH IS CONSTRUCTED, A MINIMUM 12 -INCH WIDE X FRONT 3. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD 12 -INCH DEEP FULL DEPTH ASPHALT CONCRETE PATCNBACK SHALL BE CON - SITE PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. STRUCTED ALONG THE ENTIRE NEW GUTTER LENGTH. TACK COAT ALL JOINT SURFACES PRIOR TO PATCNBACK PLACEMENT. 4. THE WATER METER AND SEWER CLEANOUT SHALL BE INSTALLED WITH VICINITY MAP A TRAFFIC -GRADE BOX AND COVER. ALL OTHER UTLITY SERVICE CONNECTIONS 13. SANDBAGS SHOWN ON SITEPLAN TO PREVENT RUNOFF SHALL BE LOCATED SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. INSIDE PROPERTY ADJACENT TO PROPERTY LINE. NTS S. ANY EXISTING CITY STREET TREES WITHIN THE RIGHT- 14. THE WATER METER AND SEWER CLEANOUT SHALL BE INSTALLED WITH OF -WAY SHALL BE PROTECTED IN PLACE. A TRAFFIC -GRADE BOX AND COVER. ALL OTHER UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. 6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK 15. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' �, ,n, ,-- � , , . , , �— d K Irk I -, , ,ti„ II IM�N 1T LICENSED GENERAL ENGINEERING CONTRACTOR. .M• EXIST. BLDG. LIVING ROOM D I N I NCS/ENTRY 18.50 TOP GONG. m (N16*23'48"E 80100 yam p�I F I I Q a' � O •d — LL I I W 2 W WD 0 KITCHEN LAUNDRY I I- BATH I PWDR.� — — — —I - I I I I I I - _ I I I •% 1 y / I . .A 1 / I m 0wm W°W 0 (N16°07'48'E 80.00') \i �I`��•-i�l� s� 101-1" - 6 FT. HI WOOD GATE I SLIDING WOOD GATE i 6 FT. NIGH WOOD FENCE NOTE: WHEN REQUIRED, FENGE BARRIER 4 WALKWAY DOVER TO BE GONSTRUGTED PER GBG 3306.5, 3306.6 8 3306.7. 4 2 a INTERIORS KEY BLDG. DEPT. BY REVISIONS IN-HOUSE BY REVISIONS ■ DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 m VliJ W U Z LL Z< U) O U UJ � BEDRM. I:.. Um Lu (under Pf31KINCC':PP�GE°. ° ry bedrm. 1) w0 A. C/) 001 W U p C\, z DATE 11 / 03 / 17 SCALE 1/41, = 1'-01, DRAWN 1 F I r .. . JOB 101-1" - 6 FT. HI WOOD GATE I SLIDING WOOD GATE i 6 FT. NIGH WOOD FENCE NOTE: WHEN REQUIRED, FENGE BARRIER 4 WALKWAY DOVER TO BE GONSTRUGTED PER GBG 3306.5, 3306.6 8 3306.7. 4 2 a INTERIORS KEY BLDG. DEPT. BY REVISIONS IN-HOUSE BY REVISIONS ■ DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 m VliJ W U Z LL Z< U) O U UJ � Qa Um Lu 01-- ry w0 C/) 001 W U p C\, z DATE 11 / 03 / 17 SCALE 1/41, = 1'-01, DRAWN JBE JOB SHEET c5 OF SHEET: 20 TREATED SILL PLR M EXTERIOR HALL EXT. GONGRETE SLAB 1111111 Hill Hill - SLA5 ® GONG. AAL.K ti DOOR THRESHOLD WOOD FLR'S. O/ PLYHO-TYP. d . a ° e .° d d . GONG. SLAB FOUNDATION FOUNDATION ° PER PLAN. EXTERIOR DOOR THRESHOLD DIMEN51ONS DETERMINED BY GRATE FRAME DIMENSIONS USE FRAME AS A FORM DRI VEHAY- I. DIO A 12" HIDE X MIN. 18" DEEP TRENGH 2. PLACE FILTER CLOTH IN TRENGH. LAP 6" @ T1 3. FILL BOTTOM OF TRENGH WITH 3/4" CRUSHED 4. FORM AND POUR PERIMETER GONGRETE CURB 5. FILL THE REST OF TRENGH WITH CRUSHED ROC TO 4 INGHES FROM TOP OF TRENGH. EXTERIOR HALL `FINISHED GRADE 2% MIN, d: a z. . .. ° .a. (D 5L.A5 ® CRADE ( ) SWALE AT SIDEYD. N (9 50770MLE55 TRENCH DRAIN PROPERTY LINE SITE HALL WHERE OCGURS PROPERTY LINE 16 INCHES MIN. 16 INGHE51 MIN. b" MIN. b" MIN. T b" MIN. b" MIN. I' CENTERLINE PROP. LINE 5" MIN. 2 % MIN. 2 % MIN. 2% 2 %. � �I 1111111111 1 (5 SWALE AT NARROW SIDEYD 36 INGHES MIN. 019 SLAB MIN, 6" HIDE PEDESTRIAN SAFE FRAME 4 GRATE H/ 3/8" SLOT OPENING EAST JORDAN IRON WORKS OR E0. 800-874-4100 #4 REBAR TOP 4 BOTTOM 3 FT. MIN. 1811 1811 Z_GENTERLINE 3" MIN. TO PROPERTY LINE GONG. 6" MIN. TO EARTH I % MIN � I %. �SWAL.E Is SIDEYD. R 10 FILL THI5 PORTION WITH CRUSHED ROGK AFTER POURING GRATE SUPPORT CURB ( !)SWALE @ NARROW SIDEYD. 24" FOOTING \ m = TEMPORARY v I:I SLOPEZ OVEREXGAVATION - N N_ _ BENCHING I z - 1:1 PROJEGTION e OVER-EXCAV�ITION SECTION ® PL. NTS (H=V) PROP. LINE DOHNSPOUT SEE DRAINAGE PLAN FOR LOCATIONS z_ F nm -4" DIAM. DRAINLINE SEE DRAINAGE PLAN Sidewalk (or alley surface) Riser, Caulder or Fernco coupling & stopper to be installed 6" below finshed grade. `J Minimum Slope: Yi' per linear foot or 2.00% SPECIAL NOTE: Under no circumstances shall ABS pipe or fittings be allowed! All sewer laterals shall be inspected by the Utilities Dept. and be replaced if necessary to meet current city standards. CONSTRUCTION NOTES: Chisel "S" on face of concrete curb over lateral. 3" high letter. Y;' deep.- Curb & gutter Finished street surface Sewer lateral connection GENERAL NOTES: per STD -405-L OInstall sewer cleanout cover per applicable 1. For slope less than }" per foot a 6" lateral shall be used with a portions of STD -511-L. Triangular cover with minimum slope =A" per foot. S" on top. 2. A cleanout shall be installed on oil sewer lateral connections. O 4" (or 6") SDR -35 PVC sewer pipe with gasketed, integral bell and spigot joints. 3. Cleanout shall be installed at property line. O4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 4TT or J.&R. No. 4T marked sewer. O4 4"x 4" (or 6"x 6") SDR -35 PVC wye branch fitting. 5. Cleanout covers placed in sidewalks may be Brooks Products No. 1 RB and No.1-R (concrete cover) or J.&R. No. 1-R by O4" (or 6") ABS stopper (where laterals are special permission only and No.1-R (concrete cover) or stubbed) J.& R No. 1-R by special permission only. 6. Sewer cleanout riser pipe material shall be SDR -35 PVC except t O o (or 6") short piece, SDR -35 PVC, 6" where existing sewer main is VCP in which case VCP pipe and long. fittings shall be used. O 4" (or 6") rubber mechanical banded seal 7. PVC shall be SDR -35 per ASTM 3034. clomp. Fernee or City approved equal. 8. PVC pipe and fittings shall be bedded with ® 4" (or 6") private sewer pipe. In areas of ground water or tide water O 8"x 4" (or 6") wye branch fitting. SDR -35 9. Where VCP materials are used, bedding shall be standard. PVC. Install ABS stopper in rubber coupling. Use 10. Single family residences shall be 4" diameter all others shall be 6". 10 Mission Clay Products stopper or approved 11. Saddle type connections to sewer mains are prohibitied, except by equal. special permission from the Utilities Superintendent. (Then only on ii Sidewalk replacement shall be in full panel. old concrete mains with heavy flows.) 12. Glue or solvent joints ore prohibited. SFWER LATERAL CONNECTION D DOWNSPOUT/UC DRAINLINE CONNECTION NTS All / Il / rO / 11 T/ICJG /ill 12 FRENCH DRAIN " DIAM. FRENCH DRAIN RFORATION @ BOTTOM =1LTER CLOTH �" LAP @ TOP HED ROCK CITY OF NEWPORT 5EACH SEVERAL GRADING SPECIFICATIONS GENERAL I. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEAGH MUNICIPAL GODS (NBMG), THE PROJEGT 501L5 REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE 51TE DURING THE CON5TRUGTION PERIOD. 4. WORK HOURS ARE LIMITED FROM -7:00 A.M. TO 6:30 P.M. MONDAY THROUGH FRIDAY; 8:00 A.M. TO 6:00 P.M. SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28, OF THE NBMG. 5. N0I5E, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER 5EGTION 10-28 OF THE NBMG. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOBSITE AT ALL TIMES. 1. PERMITEE AND GONTRAGTOR ARE RESPONSIBLE FOR LOGATING AND PROTECTING UTILITIES. 5. APPROVED DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTEGT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM BUILDING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE GIN TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMG. II. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REOUE5T INSPEGTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN FORFEITURE OF THE CONSTRUCTION SITE GLEANUP DEPOSIT. 13. ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC, OR AB5 PLASTIC AND EITHER SSTM 2151, ASTM 01521, ASTM 03034 OR ASTM [)11&5. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND HASTE SHALL BE REMOVED FROM THE SITE. NBMG 11.32.020 EROSION CONTROL I. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION GONTROL DEVICES SHALL BE AVAILABLE ON 51TE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXGEEDS 50%. 4. LAND5GAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE BE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO GLOSURE OF THE PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 5. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJEGT. REQUIRED INSPECTIONS I. A PRE -GRADING MEETING SHALL BE SCHEDULED 4b HOURS PRIOR TO START OF GRADING PITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES, REQUIRED FIELD INSPECTIONS PILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 45 HOURS PRIOR TO START OF THE 5UB-6RADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS PILL BE OUTLINED AT THE MEETING. SRADINS FILLS/GUTS I. SPADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO I VERTIGAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LE55 THAN 90% RELATIVE COMPACTION OUT TO THE FINISHED 5URFAGE, 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1551, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTIGAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL GOMPAGTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO REGIEVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SGARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OF REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 1. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR GRU5HED IN PLACE AND BAGKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING SEOLOGIST AND SOILS ENGINEER SHALL, AFTER GLEARINS AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EAGH GANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE AGCUMLATION OF, SUBSURFACE HATER OF SPRING FLOW. IF NEEDED, DRAINS HILL BE DESIGNED AND GON5TRUGTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. 9. THE EXACT LOCATION OF THE 5UBORAIN5 SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE, 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE GORING OF CONCRETE FLATHORK PLACED OVER UNTESTED BACKFILLS TO FAGILITATE TE5TIN6. II. THE 5TOGKPILIN6 OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY GRADING ENGINEER. 12. LAN05GAPING OF ALL SLOPES AND PADS SHALL BE IN AGCORDANGE WITH CHAPTER 15 OF THE NBMG. 13. ALL GUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXGAVATION DISCLOSE ANY 6E01-05IGAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE CITY GRADING ENGINEER FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF OUT AND NATURAL SLOPES 15 DETERMINED TO BE NEGE55ARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER HILL OBTAIN APPROVAL OF DE51GN, LOCATION AND GALGULATIONS FROM THE CITY GRADING ENGINEER PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLO515T AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON GOMPLETION. 16. WHEN CUT PA05 ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK 15 EXTENSIVELY FRACTURED OR FAULTED AND HILL READILY TRANSMIT HATER. IF GON5IDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A GOMPAGTED FILL BLANKET PILL BE PLACED. 11. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. Ib. NOTIFICATION OF NONGOMPLIANGE: IF, IN THE GOURSE OF FULFILLING THEIR RESPONSIBILTLY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK 15 NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING PORK AND TO THE GIN GRADING ENGINEER. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE GIN GRADING ENGINEER FOR APPROVAL. DOCUMENTATION I. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE GIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, A5 -GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK HAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF GUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS SPADING REPORT PREPARED BY THE SOILS ENGINEER, INGLUDINS LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS, SUMMARIES OF FIELD AND LABORATORY RE5ULT5 AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFEGT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL A5 TO THE ADEQUAGY OF THE 51TE FOR THE INTENDED USE AND COMPLETION OF WORK IN AGGORDANGE WITH THE JOB 5PEGIFIGATION5. 3. A GEOLOGIC, GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INGLUDIN6 A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, IN6LUDIN6 ANY NEW INFORMATION DI5GLO5ED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE 6RADIN5 PLAN. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUAGY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLO6IG FACTORS. GENERAL SITE NOTES: I. ALL IMPROVEMENTS WITHIN THE GIN RIGHT-OF-WAY REQUIRE APPROVAL FROM THE DEPT. OF PUBLIC HORK5. 2. POOLS, SPAS, SITE HALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. ALL GRADING AND DRAINAGE TO BE PERFORMED IN AGCORDANGE WITH GEOTECHNICAL REPORT NO. 151100 BY5TRATA-TECH, INC. DATED JUNE 2b, 2000. 4. GRADING GUT/FILL GALGULATIONS: GUT: 150 GU. YD5. FILL: 122 GU. YDS. 5. REMOVAL OF ANY GIN STREET TREES REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPT, 6. PROVIDE TREES IN THE PARKWAY ADJOINING THI5 SITE TO THE 5AT15FAGTION OF THE GENERAL SERVIGES DEPT. (949-644-3083). APPROVAL FROM GENERAL SERVIGES IS REOUIRED PRIOR TO FINAL INSPECTION. 1. EXISTING SEHER LATERAL TO BE 6HAN5ED AND A GLEAN -OUT INSTALLED AT THE PROPERTY LINE TO COMPLY WITH CITY 5TANDARD5 IF ANY OF THE FOLLOWING CONDITIONS OCCUR: A. ALTERATION TO THE BUILDING SEWER IS DONE. B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN SIZE OF BUILDING SEHER LINE. G. WHEN IT IS FOUND THAT THE BUILDING SEHER 15 INSTALLED IN AN ILLEGAL OR UNSANITARY MANNER. D. IF AREA OF STRUGTURAL REMODEL + ADDITION 15 GREATER THAN 50% OF EXI5TIN5 AREA. b. E015ON COMPANY APPROVAL 15 REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 9. ELECTRICAL SERVICE SHALL BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS GREATER THAN 50%. 10, FIELD INSPECTORS SHALL REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TO GONGRETE PLACEMENT. II. .CONTRACTOR SHALL SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 215. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA N/ TIMER, 65 DBA Al TIMER AND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE N.B.M.G. LOCATION OF MEASUREMENT TO BE ADJAGENT PROPERTY PATIO OR OPENING. LOGATE EQUIPMENT IN EQUIPMENT HELL ON ROOF IF NECESSARY. 12. SURVEYOR OR GIVIL ENGINEER SHALL MONUMENT PROPERTY GORNER BEFORE STARTING GRADING, EITHER WITH PERMANENT MONUMENTS OR TEMPORARILY PITH 3 FT. LONG 1/2" DIAM. METAL ROD DRIVEN INTO THE GROUND TO NEAR FLUSH AND MARKED WITH PAINT, 13. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FT. OR MORE IN DEPTH INTO NHIGH A PERSON IS REQUIRED TO DESCEND. 14. A LICENSED SURVEYOR MUST COMPLETE FEMA ELEVATION GERTIFIGATE AND SUBMIT TO BLDG. DEPT. AFTER THE FIRST FLOOR 15 POURED OR BUILT. BLDG. DEPT. REVISIONS 3 20 SA. COPPER F FLASHING Z � 3 N z Z �( z p F z - � ry 1/4"/FT. N u-) DOOR THRESHOLD WOOD FLR'S. O/ PLYHO-TYP. d . a ° e .° d d . GONG. SLAB FOUNDATION FOUNDATION ° PER PLAN. EXTERIOR DOOR THRESHOLD DIMEN51ONS DETERMINED BY GRATE FRAME DIMENSIONS USE FRAME AS A FORM DRI VEHAY- I. DIO A 12" HIDE X MIN. 18" DEEP TRENGH 2. PLACE FILTER CLOTH IN TRENGH. LAP 6" @ T1 3. FILL BOTTOM OF TRENGH WITH 3/4" CRUSHED 4. FORM AND POUR PERIMETER GONGRETE CURB 5. FILL THE REST OF TRENGH WITH CRUSHED ROC TO 4 INGHES FROM TOP OF TRENGH. EXTERIOR HALL `FINISHED GRADE 2% MIN, d: a z. . .. ° .a. (D 5L.A5 ® CRADE ( ) SWALE AT SIDEYD. N (9 50770MLE55 TRENCH DRAIN PROPERTY LINE SITE HALL WHERE OCGURS PROPERTY LINE 16 INCHES MIN. 16 INGHE51 MIN. b" MIN. b" MIN. T b" MIN. b" MIN. I' CENTERLINE PROP. LINE 5" MIN. 2 % MIN. 2 % MIN. 2% 2 %. � �I 1111111111 1 (5 SWALE AT NARROW SIDEYD 36 INGHES MIN. 019 SLAB MIN, 6" HIDE PEDESTRIAN SAFE FRAME 4 GRATE H/ 3/8" SLOT OPENING EAST JORDAN IRON WORKS OR E0. 800-874-4100 #4 REBAR TOP 4 BOTTOM 3 FT. MIN. 1811 1811 Z_GENTERLINE 3" MIN. TO PROPERTY LINE GONG. 6" MIN. TO EARTH I % MIN � I %. �SWAL.E Is SIDEYD. R 10 FILL THI5 PORTION WITH CRUSHED ROGK AFTER POURING GRATE SUPPORT CURB ( !)SWALE @ NARROW SIDEYD. 24" FOOTING \ m = TEMPORARY v I:I SLOPEZ OVEREXGAVATION - N N_ _ BENCHING I z - 1:1 PROJEGTION e OVER-EXCAV�ITION SECTION ® PL. NTS (H=V) PROP. LINE DOHNSPOUT SEE DRAINAGE PLAN FOR LOCATIONS z_ F nm -4" DIAM. DRAINLINE SEE DRAINAGE PLAN Sidewalk (or alley surface) Riser, Caulder or Fernco coupling & stopper to be installed 6" below finshed grade. `J Minimum Slope: Yi' per linear foot or 2.00% SPECIAL NOTE: Under no circumstances shall ABS pipe or fittings be allowed! All sewer laterals shall be inspected by the Utilities Dept. and be replaced if necessary to meet current city standards. CONSTRUCTION NOTES: Chisel "S" on face of concrete curb over lateral. 3" high letter. Y;' deep.- Curb & gutter Finished street surface Sewer lateral connection GENERAL NOTES: per STD -405-L OInstall sewer cleanout cover per applicable 1. For slope less than }" per foot a 6" lateral shall be used with a portions of STD -511-L. Triangular cover with minimum slope =A" per foot. S" on top. 2. A cleanout shall be installed on oil sewer lateral connections. O 4" (or 6") SDR -35 PVC sewer pipe with gasketed, integral bell and spigot joints. 3. Cleanout shall be installed at property line. O4" (or 6") SDR -35 PVC 45' bend. 4. Sewer cleanout covers shall be Brooks products No. 4TT or J.&R. No. 4T marked sewer. O4 4"x 4" (or 6"x 6") SDR -35 PVC wye branch fitting. 5. Cleanout covers placed in sidewalks may be Brooks Products No. 1 RB and No.1-R (concrete cover) or J.&R. No. 1-R by O4" (or 6") ABS stopper (where laterals are special permission only and No.1-R (concrete cover) or stubbed) J.& R No. 1-R by special permission only. 6. Sewer cleanout riser pipe material shall be SDR -35 PVC except t O o (or 6") short piece, SDR -35 PVC, 6" where existing sewer main is VCP in which case VCP pipe and long. fittings shall be used. O 4" (or 6") rubber mechanical banded seal 7. PVC shall be SDR -35 per ASTM 3034. clomp. Fernee or City approved equal. 8. PVC pipe and fittings shall be bedded with ® 4" (or 6") private sewer pipe. In areas of ground water or tide water O 8"x 4" (or 6") wye branch fitting. SDR -35 9. Where VCP materials are used, bedding shall be standard. PVC. Install ABS stopper in rubber coupling. Use 10. Single family residences shall be 4" diameter all others shall be 6". 10 Mission Clay Products stopper or approved 11. Saddle type connections to sewer mains are prohibitied, except by equal. special permission from the Utilities Superintendent. (Then only on ii Sidewalk replacement shall be in full panel. old concrete mains with heavy flows.) 12. Glue or solvent joints ore prohibited. SFWER LATERAL CONNECTION D DOWNSPOUT/UC DRAINLINE CONNECTION NTS All / Il / rO / 11 T/ICJG /ill 12 FRENCH DRAIN " DIAM. FRENCH DRAIN RFORATION @ BOTTOM =1LTER CLOTH �" LAP @ TOP HED ROCK CITY OF NEWPORT 5EACH SEVERAL GRADING SPECIFICATIONS GENERAL I. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEAGH MUNICIPAL GODS (NBMG), THE PROJEGT 501L5 REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE 51TE DURING THE CON5TRUGTION PERIOD. 4. WORK HOURS ARE LIMITED FROM -7:00 A.M. TO 6:30 P.M. MONDAY THROUGH FRIDAY; 8:00 A.M. TO 6:00 P.M. SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28, OF THE NBMG. 5. N0I5E, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER 5EGTION 10-28 OF THE NBMG. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOBSITE AT ALL TIMES. 1. PERMITEE AND GONTRAGTOR ARE RESPONSIBLE FOR LOGATING AND PROTECTING UTILITIES. 5. APPROVED DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTEGT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM BUILDING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE GIN TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMG. II. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REOUE5T INSPEGTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN FORFEITURE OF THE CONSTRUCTION SITE GLEANUP DEPOSIT. 13. ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC, OR AB5 PLASTIC AND EITHER SSTM 2151, ASTM 01521, ASTM 03034 OR ASTM [)11&5. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND HASTE SHALL BE REMOVED FROM THE SITE. NBMG 11.32.020 EROSION CONTROL I. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION GONTROL DEVICES SHALL BE AVAILABLE ON 51TE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXGEEDS 50%. 4. LAND5GAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE BE RECEIVED BY THE CITY GRADING ENGINEER PRIOR TO GLOSURE OF THE PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 5. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJEGT. REQUIRED INSPECTIONS I. A PRE -GRADING MEETING SHALL BE SCHEDULED 4b HOURS PRIOR TO START OF GRADING PITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES, REQUIRED FIELD INSPECTIONS PILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 45 HOURS PRIOR TO START OF THE 5UB-6RADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS PILL BE OUTLINED AT THE MEETING. SRADINS FILLS/GUTS I. SPADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO I VERTIGAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LE55 THAN 90% RELATIVE COMPACTION OUT TO THE FINISHED 5URFAGE, 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1551, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTIGAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL GOMPAGTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO REGIEVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SGARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OF REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 1. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR GRU5HED IN PLACE AND BAGKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING SEOLOGIST AND SOILS ENGINEER SHALL, AFTER GLEARINS AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EAGH GANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE AGCUMLATION OF, SUBSURFACE HATER OF SPRING FLOW. IF NEEDED, DRAINS HILL BE DESIGNED AND GON5TRUGTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. 9. THE EXACT LOCATION OF THE 5UBORAIN5 SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE, 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE GORING OF CONCRETE FLATHORK PLACED OVER UNTESTED BACKFILLS TO FAGILITATE TE5TIN6. II. THE 5TOGKPILIN6 OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY GRADING ENGINEER. 12. LAN05GAPING OF ALL SLOPES AND PADS SHALL BE IN AGCORDANGE WITH CHAPTER 15 OF THE NBMG. 13. ALL GUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXGAVATION DISCLOSE ANY 6E01-05IGAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE CITY GRADING ENGINEER FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF OUT AND NATURAL SLOPES 15 DETERMINED TO BE NEGE55ARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER HILL OBTAIN APPROVAL OF DE51GN, LOCATION AND GALGULATIONS FROM THE CITY GRADING ENGINEER PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLO515T AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON GOMPLETION. 16. WHEN CUT PA05 ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK 15 EXTENSIVELY FRACTURED OR FAULTED AND HILL READILY TRANSMIT HATER. IF GON5IDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A GOMPAGTED FILL BLANKET PILL BE PLACED. 11. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. Ib. NOTIFICATION OF NONGOMPLIANGE: IF, IN THE GOURSE OF FULFILLING THEIR RESPONSIBILTLY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK 15 NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING PORK AND TO THE GIN GRADING ENGINEER. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE GIN GRADING ENGINEER FOR APPROVAL. DOCUMENTATION I. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE GIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, A5 -GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK HAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF GUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS SPADING REPORT PREPARED BY THE SOILS ENGINEER, INGLUDINS LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS, SUMMARIES OF FIELD AND LABORATORY RE5ULT5 AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFEGT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL A5 TO THE ADEQUAGY OF THE 51TE FOR THE INTENDED USE AND COMPLETION OF WORK IN AGGORDANGE WITH THE JOB 5PEGIFIGATION5. 3. A GEOLOGIC, GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INGLUDIN6 A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, IN6LUDIN6 ANY NEW INFORMATION DI5GLO5ED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE 6RADIN5 PLAN. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUAGY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLO6IG FACTORS. GENERAL SITE NOTES: I. ALL IMPROVEMENTS WITHIN THE GIN RIGHT-OF-WAY REQUIRE APPROVAL FROM THE DEPT. OF PUBLIC HORK5. 2. POOLS, SPAS, SITE HALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. ALL GRADING AND DRAINAGE TO BE PERFORMED IN AGCORDANGE WITH GEOTECHNICAL REPORT NO. 151100 BY5TRATA-TECH, INC. DATED JUNE 2b, 2000. 4. GRADING GUT/FILL GALGULATIONS: GUT: 150 GU. YD5. FILL: 122 GU. YDS. 5. REMOVAL OF ANY GIN STREET TREES REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPT, 6. PROVIDE TREES IN THE PARKWAY ADJOINING THI5 SITE TO THE 5AT15FAGTION OF THE GENERAL SERVIGES DEPT. (949-644-3083). APPROVAL FROM GENERAL SERVIGES IS REOUIRED PRIOR TO FINAL INSPECTION. 1. EXISTING SEHER LATERAL TO BE 6HAN5ED AND A GLEAN -OUT INSTALLED AT THE PROPERTY LINE TO COMPLY WITH CITY 5TANDARD5 IF ANY OF THE FOLLOWING CONDITIONS OCCUR: A. ALTERATION TO THE BUILDING SEWER IS DONE. B. ADDITIONAL PLUMBING FIXTURES REQUIRE INCREASE IN SIZE OF BUILDING SEHER LINE. G. WHEN IT IS FOUND THAT THE BUILDING SEHER 15 INSTALLED IN AN ILLEGAL OR UNSANITARY MANNER. D. IF AREA OF STRUGTURAL REMODEL + ADDITION 15 GREATER THAN 50% OF EXI5TIN5 AREA. b. E015ON COMPANY APPROVAL 15 REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION. 9. ELECTRICAL SERVICE SHALL BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS GREATER THAN 50%. 10, FIELD INSPECTORS SHALL REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TO GONGRETE PLACEMENT. II. .CONTRACTOR SHALL SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 215. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA N/ TIMER, 65 DBA Al TIMER AND NEIGHBOR'S CONSENT) PER SECTION 10.26.045 OF THE N.B.M.G. LOCATION OF MEASUREMENT TO BE ADJAGENT PROPERTY PATIO OR OPENING. LOGATE EQUIPMENT IN EQUIPMENT HELL ON ROOF IF NECESSARY. 12. SURVEYOR OR GIVIL ENGINEER SHALL MONUMENT PROPERTY GORNER BEFORE STARTING GRADING, EITHER WITH PERMANENT MONUMENTS OR TEMPORARILY PITH 3 FT. LONG 1/2" DIAM. METAL ROD DRIVEN INTO THE GROUND TO NEAR FLUSH AND MARKED WITH PAINT, 13. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FT. OR MORE IN DEPTH INTO NHIGH A PERSON IS REQUIRED TO DESCEND. 14. A LICENSED SURVEYOR MUST COMPLETE FEMA ELEVATION GERTIFIGATE AND SUBMIT TO BLDG. DEPT. AFTER THE FIRST FLOOR 15 POURED OR BUILT. BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY DESIGN 420 40TH OAKLAND, PLANNING ST., #1 CA. 94609 510-658-6889 FAX 510-653-4019 q) O Z V 1 Q V 1 W U LijZ 0 ZQJ C/) L(_ W Um W p O� WO^ V Nz IL DATE 05/18/17 SCALE NTS DRAWN JBE JOB SHEET ® /y I OF SHEETS 29 FT. HEI6HT LIMIT ��\\ NO @ WEST SIDEYARD PL� a _ _ — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — _ _ _ _ _ _ _ — — — 24 FT. HEIGHT LIMIT 0� D � WEST SIDEYARPL 4 0 _----------------------- _ IN-HOUSE REVISIONS BY ------ — — — — — — — — — — — — — — — — — I r7r m 1�1 1 11 --- .7 -6 _ I 12 4� MSTR. MSTR. BALCONY ■ BDRM. DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 z O V w N � w 12 4� N W I GUEST BDRM. 12 — — — — I — — , — — – — — — — — — — — — _� 0 i/) zQ O U — – TOP PLYWD 2nd FLR _ _ +BL'-6" TOP P — +V -O" HDR — - O� — — — — — – DATE I1 / 22 / 17 SCALE 1/4" = 1'-O" DRAWN JBE JOB SHEET — — — — — — — I SHEETS — — — HDR -+"I'-6' +6'-0" TOP PLWD GUEST 24.50 I I I N DINING – I O I o N SOUTH PORG G URTYAR I GARAGE I +0'-0" Ib.50 TOP GONG. CT 7 -5--0"15,50 FRONT OF GARAGE A. FG F Gia AVERAGE SLOPE 2DJ \01 SITE SECTION BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY ■ DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 z O V w N w N W U Z w IL 0 i/) zQ O U Lu57 �U QQ W Um O O� WO C/) U co IL Nz DATE I1 / 22 / 17 SCALE 1/4" = 1'-O" DRAWN JBE JOB SHEET F7 OF SHEETS 22 GENERAL NOTES I. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE ARE DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COM- PLETION. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. EXISTING SEWER LATERAL SHALL BE CHANGED AND A CLEAN-OUT INSTALLED AT THE PROPERTY LINE TO COMPLY WITH CITY STANDARD STD. 406-L. SEE DETAIL 7 ON SHEET C4. 3. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 4. THE WATER METER AND SEWER CLEANOUT SHALL BE INSTALLED WITH A TRAFFIC -GRADE BOX AND COVER. ALL OTHER UTLITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. 5. ANY EXISTING CITY STREET TREES WITHIN THE RIGHT- OF-WAY SHALL BE PROTECTED IN PLACE. 6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 7. SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. 3. A SEPARATE PERMIT IS REQUIRED FOR ALL MASONRY AND CONCRETE FENCES OVER V-0" AND WOOD FENCES OVER 6 FEET. 30" NIGH WOOD Cl. A SEPARATE PERMIT IS REQUIRED FOR POOLS, SPAS, SHADE STRUCTURES, WALLS, FENCES AND OTHER FREESTANDING STRUCTURES. 10. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FEET AND FOR SNORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 11. ALL HARDSCAPE AND LANDSCAPE AREAS ARE NEW IMPROVEMENTS. 12. WHERE THE EXISTING DRIVEWAY APPROACH IS REMOVED AND WHERE THE NEW DRIVEWAY APPROACH IS CONSTRUCTED, A MINIMUM 12 -INCH WIDE X 12 -INCH DEEP FULL DEPTH ASPHALT CONCRETE PATCNBACK SHALL BE CON- STRUCTED ALONG THE ENTIRE NEW GUTTER LENGTH. TACK COAT ALL JOINT SURFACES PRIOR TO PATCNBACK PLACEMENT. 13. SANDBAGS SHOWN ON SITEPLAN TO PREVENT RUNOFF SHALL BE LOCATED INSIDE PROPERTY ADJACENT TO PROPERTY LINE. 14. THE WATER METER AND SEWER CLEANOUT SHALL BE INSTALLED WITH A TRAFFIC -GRADE BOX AND COVER. ALL OTHER UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. 15. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. EXIST. BLDG. OPEN SPAGE: 167 50. ET. + 8al 50. ET. = 1058 50. ET. HEIGHT OF GONSTRUGTION H FEET OR LESS LESS THAN 5 FEET 5 FEET OR MORE TABLE 3306.1 PROTECTION OF PEDESTRIANS DISTANGE FROM GONSTRUGTION TO LOT LINE LE55 THAN 5 FEET MORE THAN 8 FEET 5 FEET OR MORE BUT NOT MORE THAN ONE-FOURTH THE HE16HT OF GON5TRUGTION 5 FEET OR MORE AND BETWEEN ONE-FOURTH B ONE-HALF THE HEIGHT OF CONSTRUCTION 5 FEET OR MORE AND EXCEEDING ONE-HALF THE HEIGHT OF CONSTRUCTION TYPE OF PROTECTION REQUIRED CONSTRUCTION RAILINGS NONE BARRIER e COVERED WALKWAY BARRIER e COVERED WALKWAY BARRIER NONE NOTE: WHEN REQUIRED, FENGE BARRIER 4 WALKWAY COVER TO BE GONSTRUGTED PER GBG 3306.5, 3306.6 8 3306.7. 6 FT. HI WOOD GATE w Q SLIDING WOOD GATE HIGH WOOD FENCE BALBOA VD. INSULA SITE VICINITY MAP NTS INTERIORS KEY NORTH BLDG. DEPT. BY REVISIONS IN-HOUSE BY REVISIONS 0 DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 z w 0- ci W U Z zQ U) O U UJ � Qa Um Lu 0 1— ry w0 C/) EL 00 U c:> C\, LU z DATE 11/14/17 SCALE 1/4" = I' -O" DRAWN JBE JOB SHEET OF SHEET: 23 C 4AE5 G Ai 5ASEMENT r-LOOR PLAN LEGEND o WOOD FRAME WALL: 2X4 STUDS @ 16" O.G. O WOOD FRAME WALL: 2X6 STUDS @ 16" O.G. POURED GONGRETE WALL FF-LIWINDOW PER SCHEDULE, A21 3 DOOR PER SCHEDULE, A21 F� 5 SPOT ELEVATION F5 FINISHED SURFACE TG-: '-TOP:'.OF..GURB TN TOP OF WALL F6 F I NSHED GRADE <(05> NORTH INTERIORS KEY BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY • ■ DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 O O fufn Vl M�M IJ -1 W U ZLu 0 zQ LL_ � OU w LL_ _ Q Um Q Lu Q 0� w0 (� 00 Nz EL LU DATEU DATE II / 22 / 17 SCALE 1/4" = 1'-0" DRAWN JBE JOB SHEET Al OF SHEETS 24 GENERAL NOTES: L ALL HALLS SHALL BE 2X4 FRAMING EXCEPT WHERE 2X6 OR LARGER STUDS ARE REQUIRED FOR PLUMBING, STRUCTURE OR WHERE OPENINGS OCCUR. 2. b" DIA. R161D DRYER VENT TO EXTERIOR, TYP. H/ I8' MAX LENGTH AND 2 -GO DEGREE BENDS MAX. 3. ALL EXTERIOR WOOD-TO-GONGRETE CONNECTIONS SHALL BE SEPARATED. 4. TERMITE SHIELDS SHALL BE INSTALLED. 5. ALL BEAMS AND HEADERS SHALL BE ENGINEERED. 6. 5UBLFOORIN6 SHALL BE ORIENTED STRAND BOARD. 7. HALL AND ROOF 5HEATHIN6 SHALL BE ORIENTED STRAND BOARD. 8. ALL HOT HATER LINES SHALL BE INSULATED. G. ALL PLUMBING SHALL BE TRADITIONAL TRUNK, BRANCH AND THIG PLUMBING WITH DEMAND CONTROLLED CIRCULATION LOOPS. 10. SHOHERHEADS SHALL BE HIGH-EFFIGIENGY, < 2.0 GPM AT 80 PSI. MULTIPLE SHOHERHEADS SHALL NOT EXCEED MAXIMUM FILCH RATES. 11. BATHROOM FAUCETS SHALL BE HIG6H-EFFIGIENGY, < 1.5 GMP AT 60 MULTIPLE SHOHERHEADS SHALL NOT EXCEED MAXIMUM FLOW RATES. 12. KITCHEN AND UTILITY FAUCETS SHALL BE HIGH-EFFIGIENGY, < 1.8 GPM AT 60 PSI. 13. ALL TOILETS SHALL BE HI6H-EFFI6IEN6Y (DUAL -FLUSH OR < 1.28 GALLONS PER FLUSH. 14. DUCT WORK SHALL USE DUCT MASTIG ON ALL DUCT JOINTS & SEAMS. 15. ALL DUCTWORK SYSTEMS SHALL HAVE PRESSURE RELIEF. 16. ALL BATHROOM FANS SHALL BE 'ENER6Y STAR' AND BE ON TIMER OR HUMIDI5TAT. I7. WHOLE HOUSE FAN SHALL BE INSTALLED. 18. CARBON MONOXIDE ALARMS SHALL BE INSTALLED PER APPRO.- PRIATE CODES. IG. INTERIOR PAINT SHALL BE ZERO-VOG. 20. ALL 6OATIN6 SHALL BE LOW-VOC THAT MEET SGAQMD RULE 1113 21. ALL CAULKS, CONTRUCTION ADHESIVES AND SEALANTS SHALL BE LOW-VOC THAT MEET SGAQMD RULE 1168. 22. DOOR AND WINDOW HEADERS SHALL BE SIZED FOR LOAD. 23. MAXIMUM HE16HT OF STONE VENEER SHALL NOT EXCEED 30 PSF. 24. DISHWASHER SHALL BE 'ENERGY STAR' THAT MEETS CURRENT SPECIFICATIONS. 25. CLOTHES WASHER SHALL MEET 'ENERGY STAR' AND GEE TIERS 2 AND 3 REOUIREMENTS. 26. REPRI6ERATOR SHALL BE 'ENER6Y STAR', < 25 CU. FT. CAPACITY. 2-7. PROPERTY SHALL HAVE A BUILT-IN RECYCLE CENTER. 28. L16HTINO SHALL BE HIGH -EFFICACY. 2q. A HOMEOWNER MANUAL OF GREEN FEATURES/BENEFITS SHALL BE DEVELOPED. 30. HOME SHALL HAVE AT LEAST ONE ZERO -STEP ENTRANCE. 31. ALL DOWNSPOUTS SHALL BE ROUTED THRU PERMEABLE LAND5GAPE. 32. ROOF MATERIALS SHALL BE NON-LEAGHING. 33. MOISTURE -RESISTANT MATERIALS SHALL BE USED IN ALL WET AREAS, I.E. KITCHEN, BATHROOMS, BASEMENTS, UNTILITY ROOMS. 34. KEEP THREE FEET CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY HALL SURFACE OR OBSTRUCTION. 35. THIS PROJECT SHALL PARTIGIPATE IN AN ENERGY EFFIGIENGY PROGRAM WITH THIRD PARTY REVIEW. 36. KEEP THREE FEET CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY HALL, SURFACE OR OBSTRUCTION. 37. ALL FIREPLACES SHALL COMPLY WITH THE GAL. GREEN CODE. 38. FACTORY BUILT FIREPLACES, CHIMNEY AND ALL COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE HITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. 3C,. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPEGIFIG FACTORY BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN AGGORDANCE HITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. CMG (802.5.2.4). 40. ALL CHIMNEYS SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN IO FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9. 41. HEARTH EXTENSIONS OF APPROVED FAGTORY-BUILT FIREPLAGES SHALL BE INSTALLED IN ACCORDANCE WITH THE LISTIN6 OF THE FIREPLACE. THE HEARTH EXTENSION SHALL BE READILY DISTINGUISHABLE FROM THE SURROUNDIN6 FLOOR AREA. 42. PRE-MANUFAGTURED FIREPLACES SHALL BE 'LISTED' APPROVED UNITS AND THE LISTING AND INSTALLATION MANUAL SHALL BE AVAILABLE FOR REVIEW BY THE CITY FIELD INSPECTOR UPON REQUEST. 43. GAS APPLIANCE FIREPLACES ARE REQUIRED TO HAVE THE FLUE DAMPER PERMANENTLY FIXED IN THE OPEN POSITION AND FIREPLACES WITH LPG APPLIANCES ARE TO HAVE NO "PIT" OR "SUMP" GONFI6URATIONS. 44. SHOHER AND TUB/SHOWER GOMBINATIONS SHALL BE PROVIDED HITH INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANGE OR THE THERMOSTATIC MIXIN6 VALVE TYPE. 45. TYPICAL FOR ALL SHOWERS: a. INSTALL MIN. 70" H16H NON-ABSORBENT HALL ADJACENT TO SHOWER. b. SHOWER SHALL HAVE CERAMIC, TILE HALLS 0/ FULL-HE16HT WATERPROOF PAPER BACKED METAL LATH 8 PLASTER. c. SHOWER SHALL HAVE CERAMIC TILE ff MORTAR FLOOR 0/ HOT-HOPPE SHOWER PAN. d.SHOHER SHALL HAVE APPROVED SHATTER -RESISTANT TEMPERED CLEAR G6LA55 SHOWER DOOR, PERMANENTLY ETCHED DOOR, IN BRUSHED METAL FRAME, OWNER SPECIFY. 1760 1 L..VVI_1% I 1.. r-%1'% LEGEND o WOOD FRAME WALL: 2X4 STUDS @ 16" O.G. O WOOD FRAME WALL: 2X6 STUDS @ 16" O.G. POURED GONGRETE WALL FF-LIWINDOW PER SCHEDULE, A21 e DOOR PER SCHEDULE, A21 F&5SPOT ELEVATION F5 FINISHED SURFACE TG.: ' TOR*OF..GURE3 TN TOP OF WALL F6 F I NSHED GRADE INTERIORS KEY NORTH BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 n� 1/- O O W U Z Lu 0 zQ LL_ OU w LL_ _ QQ Um Lu Q 0� C/) U w0 00 p Nz EL W DATE II / 22 / 17 SCALE 1/4" = I' -O" DRAWN JIBE JOB SHEET A22 OF SHEETS 25 Lo I m 2nd r-LOOR PLAN G Ai LEGEND o WOOD FRAME WALL: 2X4 STUDS @ 16" O.G. O WOOD FRAME WALL: 2X6 STUDS @ 16" O.G. POURED GONGRETE WALL FF—LIWINDOW PER SCHEDULE, A21 3 DOOR PER SCHEDULE, A21 F� 5 SPOT ELEVATION F5 FINISHED SURFACE TG-: '-TOP:'.OF..GURB TN TOP OF WALL F6 F I NSHED GRADE <(05> NORTH INTERIORS KEY BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY • DESIGN 420 40TH OAKLAND, PLANNING ST., #1 CA. 94609 510-658-6889 FAX 510-653-4019 n� !IN - •F O O N W U Z Lu 0 zQ LL_ � OU W LL__ Q Q LuUm Q 0� C/) U w0 00 p nl EL W z DATE II / 22 / 17 SCALE 1/4" = 1'-0" DRAWN JBE JOB SHEET A5 OF SHEETS 20 rI6 I B��CJ I �I�S) � I SITE SEGTION Q/�'q I`/) I rI> log I G A8 I 17'-6" A8 CONC. rf6 6 lJ 17'-6" 1� x2� CONC. CONC. �~ C16,6� r\ C (17_33F.S P' L I I I I I I I I I I I I I f� I 1 1 4:12 I A I A8 IT I �-JI r ---- ----------Y------- J---------------- I I I I I L1�2 I I WALL BELOW 1 WALL BELOW I I I I I r1 r11 I r7 LJ LJ1I I + I LJ L J L JI I 4:12 4:12 I j L 1 1 I i ij L____ �_ I I I I I I I 1 I I I 1 I 1 I I 2 1; I I 4 1 1 4:1 I I _ _ _ T T _ _ I I I I I I _ _ 4 yOC, 4:12— OT -------------- 9 OOTF� 1 1 So F I 1 I f______ r -I F -II LJ LJI I--1 r11 LJ L 1 I I I I L---------------!--- -------------r--I I I rJ> rJ� O�CJ 1pj 17'-6" I i i � A8 A7 1 4:12 I I 4:12 -T---FC _ .F _ _ _ T 44 Mrd i I eN FR<rNE I OI — — — — — — — _ _ _ —I— F --- _ 7- _--� ----- -- 4:12 I 6.9 �qh° I �P<fti I I WALL BELOW I r1 I j LJ I I i i P`8 I I I WALL BEL( 1----------------- I 17' -6" 12 10 4:12 _ I I 412 I I BLo <1n^2 I =� IN-HOUSE REVISIONS BY I 4AE5 x c� I I I I J ROOF PLAN LEGEND EO................EXI5TING GRADE HL.................211 FT. HEIGHT LIMIT E� 15.13 N` 44.13 I I 0 N 0- I I\W/_ N I Zg0 I I A7 I I I I I I I I I I Q �- A7 I I I I i I I I tiC�c✓ i i i i i i13,92FS) N I Fs6, Q6 I I I I rJSsFF rel y`r co A7 9� Q� J I? F J 4 z 3 NORTH INTERIORS KEY BLDG. DEPT. REVISIONS 17' -6" 10 BLo <1n^2 A� IN-HOUSE REVISIONS BY A DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 C13,2gFS) N O O W U ZLu C) Z< LL_ � OU I I I Q Um Q W Q O� w0 0 p U nl I 10:12 10:12 I I I DRAWN JBE I I SHEET I I OF 1 I I WALL BELOW-% j � 1 I I I I r LJ I I 35g° j I I 9VE � I WALL BEL W I (nom I I I 4:12 I � I bh ti I F L - I 3 G5 I J I I i X13 I I I r J I SITE SEGTION 10:12 L------------ 1-�-� 110:12 r -r ------ I I J -------------------J I I I I I s B I I I I A-1 I\W/_ N I Zg0 I I A7 I I I I I I I I I I Q �- A7 I I I I i I I I tiC�c✓ i i i i i i13,92FS) N I Fs6, Q6 I I I I rJSsFF rel y`r co A7 9� Q� J I? F J 4 z 3 NORTH INTERIORS KEY BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY A DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 O O W U ZLu C) Z< LL_ � OU W LL_ Q Um Q W Q O� w0 0 p U nl W z DATE II / 28 / 17 SCALE 1/4" = 1'-0" DRAWN JBE JOB SHEET A4 OF SHEETS 27 I I TOP PL -TOWER HDR. -TOWER 12 6 FIRE -RETARDANT IXI2 BEVELED CEDAR SIDING J co iINGLE5 O/ TYVEK O/ TYVEK - h 6 I I V 6UEST/6ARA6E TOWER -south I I elevation from courtyard I I I I I I I I TOP PL TONER HDR. -TOWER T- G T -2-B T- -A I I HEADER -DOOR -TOWER (V N STANDING SEAM COPPER — ROOFING O/ 50# FELT — CID I s N -(2 _ TOP PLYWD 2nd FLR-TOWER TOP PL TOWER Y HEADER=BAY TONER co I_ _ _ _ `Y HEADER -DOOR -TOWER _ � _ II r -I -B N _ c0 p _ I I T PLYWD.- BED -TONER I_ - HDR. -DOOR -TOWER BASEMENT _ _ _ - 18.50 TOP GONG.-Ist FLR-TOWE Ell m . 1 I ` I --iii- •�I.7 _-_li IG=Gi•7 i=ii Gipj� i.�ii� i� •i j�lil�nlil��.tile.YN�1t1.Yii1ol.Yiilommmniil��.i+1�'� " nmi m m NORTH ELEVATION -from alley I I I I I I I I 413.75 TOP GONG. 15t PLR TOWER MAIN HOUSE -south elevation I I I I I I I I I I I I I I M -2-A TOP PL _50. DORMER GUE5T _ -Nn rl/IOMER'IF4T I I I Li Li Li _ yry -1 TOP�LTWT. GONG. 2ND FLR y TT OP PLWD 2 FLR GUE5T M -I -G - TOP PL M -I -F GUEST - TEMP T II N I arid- � I I I� I I II i•1� � niim mli�l;;l ■ ■ ■ m �m iim �m �rmnm� -� mlll�■I�1�11 _ I I I I 13.5 0 FRONT OF GARAGE I I I MAIN HOUSE -north elevation from courtyard I I I I U TOP PL -HI ROOF -MAIN HOU5E - I'G�A4-D6p�lOUSE HDR -INTERIOR DO_OR5-MAIN HOU5E HDR -BATH, CLOSET WINDOWS -MAIN HOU5E Z W u 1 r J I — O .9 9 �Q O I Q C I IJ va u N o� � W C _ I l / co TOP LTHT. 60116. 2nd FLR TOP PLYWD 2nd FLR-MAIN 401,15E U 112 = DATE II TOP PL -MAIN HOUSE HDR -MAIN HOU5E - HDR -MAIN HOUSE /1 SCALE 1/4" = I'-( _ JBE JOB SHEET Arp I SF 6 �9 - phi• i•i.� r L'�.--�--�A :�CI•]'di Q�]I�i•••_L'9u1\I7 I � TOP PL 50. DORMER OJE5T 1=i i i i i i iii = 11 �i■nni111 �'llllm mim plum■■dl n ITOP PL NO DORMER OUESTIn —� I ■�■■ I ■�■■ I�� , - � mmmrm� � mmlml ��I■�■■ C��■ ��■ ��■ r nlm—: III■��1■I■1�1■I■1�1■I■1��■I■1�1■1■1�1■1■1��.1■I�Imh_ '��� ! � r .- - - - � � `jj Iii •- - i i • � -il i i i i G i i i i i i i i G i-ILS'-�\I ;�I •- •, _ _ = milt...nil■.■.pil■.■1 = _ ' I��� �,� . - : .. mw OP � TOP PL i ■1�1 1�1 11' � � � I ' /�'�i � � ■ Illmn ,� E�I ' ���!■ �� I•ON FIRE -RETARDANT IXI2 BEVELED CEDAR SIDING J co iINGLE5 O/ TYVEK O/ TYVEK - h 6 I I V 6UEST/6ARA6E TOWER -south I I elevation from courtyard I I I I I I I I TOP PL TONER HDR. -TOWER T- G T -2-B T- -A I I HEADER -DOOR -TOWER (V N STANDING SEAM COPPER — ROOFING O/ 50# FELT — CID I s N -(2 _ TOP PLYWD 2nd FLR-TOWER TOP PL TOWER Y HEADER=BAY TONER co I_ _ _ _ `Y HEADER -DOOR -TOWER _ � _ II r -I -B N _ c0 p _ I I T PLYWD.- BED -TONER I_ - HDR. -DOOR -TOWER BASEMENT _ _ _ - 18.50 TOP GONG.-Ist FLR-TOWE Ell m . 1 I ` I --iii- •�I.7 _-_li IG=Gi•7 i=ii Gipj� i.�ii� i� •i j�lil�nlil��.tile.YN�1t1.Yii1ol.Yiilommmniil��.i+1�'� " nmi m m NORTH ELEVATION -from alley I I I I I I I I 413.75 TOP GONG. 15t PLR TOWER MAIN HOUSE -south elevation I I I I I I I I I I I I I I M -2-A TOP PL _50. DORMER GUE5T _ -Nn rl/IOMER'IF4T I I I Li Li Li _ yry -1 TOP�LTWT. GONG. 2ND FLR y TT OP PLWD 2 FLR GUE5T M -I -G - TOP PL M -I -F GUEST - TEMP T II N I arid- � I I I� I I II i•1� � niim mli�l;;l ■ ■ ■ m �m iim �m �rmnm� -� mlll�■I�1�11 _ I I I I 13.5 0 FRONT OF GARAGE I I I MAIN HOUSE -north elevation from courtyard I I I I U TOP PL -HI ROOF -MAIN HOU5E - I'G�A4-D6p�lOUSE HDR -INTERIOR DO_OR5-MAIN HOU5E HDR -BATH, CLOSET WINDOWS -MAIN HOU5E Z W u 1 r J I — O .9 9 �Q O I Q C I IJ va u N o� � W C _ I l / co TOP LTHT. 60116. 2nd FLR TOP PLYWD 2nd FLR-MAIN 401,15E U 112 = DATE II TOP PL -MAIN HOUSE HDR -MAIN HOU5E - HDR -MAIN HOUSE /1 SCALE 1/4" = I'-( _ JBE JOB SHEET Arp I SF 6 �9 00 I � I I I I I I I I 18.50 TOP GONG.-Ist FLR-MAIN HOUSE BLDG. DEPT. REVISIONS IN-HOUSE REVISIONS DESIGN PLANNI1' 420 40TH ST., # OAKLAND, CA. 94- 510-658-6889 FAX 510-653-40 W U Z W u O Lu L L.z Q C va u p o� � W C � V I l / co U 112 DATE II /21 /1 SCALE 1/4" = I'-( DRAWN JBE JOB SHEET Arp OF SF 22 29 FT. HEIGHT LIMIT—\ WEST SIDEYARD PL 171-611 171-611 171-611 171-611 B I N0 __--fi----- -0 -------------- A? 1 �a I ---_—_ I A? __ 1 -----------I--_-- I 0) ----------------�— —� 24 FT. HEIGHT LIMIT WEST SIDEYARD PL 1 I I _ ------ - — — — — — — — — TOP PL -HI ROOF -MAIN HOUSE DR _ _ _ _ _ _ HDR -BALCONY DOORS -MAIN HOUSE _ _ _ M -2-G HDR -I NTERIOR_DOOR5-MAIN 70USE 12 I I I HDR -BATH, CLOSET WINDOWS -MAIN HOUSE 4� TOP PL SOUTH DORMER -GUEST _ _ - _ _ _ - 1 Hill 11 111 _0 p7 N TOP PL NORTH DORMER -GUEST rn = r I I a 1� � V i 1 r r 02A 12 - _ ,1, TOP PLYWD 2nd FLR-MAIN HOUSE 111 11 11 11 11 11 1 A TOP PL -MAIN HOUSE - HDR -MAIN HOUSE _ 16 1 HDR -MAIN HOUSE I~� _TOP PLWD 2ND FLR 6U�E5T M -I D M -I -G M -I -B I S T T T c r I — - TOP PE1,4D IST� CUE! T y T1711 _ _ _ — JLIiiiiiiiii 18.50 TOP GONG -MAIN HOUSE I -18.50 TOP GONG -MAIN HOUSE I __ I------�----------- - I F----4`=-- AG AG GON GOND. _ _ -- — — 15.50 -TOP OF GONG. -FRONT OF GARAGE ,ti _ — — — — _ ________ _ _ _ _ _ _ X36 RR9J AVERAGE SLOPE 1 WEST ELEVATION AVERAGE SLOPE: �`✓ EXIST. SLOPE SOUTH ELEVATION: Ib.'f9-13.35=3.33' / 69.0' = 4.99% WEST 51DEYD. PL NORTH ELEVATION: 16.97-13.35=3.75' / 69.0' = 5.25% 29 FT. HEIGHT LIMIT AVERAGE SLOPE = 4.99% + 5.25% / 2 = 5.12% 1 11 @ EAST 5i0EYARD PL 11 1 17 -6 171-611 171-C," 171 -61 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — A B A 1 ----------------- ___ A? I A? 6TANDIN615EAM GOPPE 1 1 A\ 1 ROOFING Oq 30# FELT Gx 1 24 FT. HEI6HT LIMIT ��kh 1 y0 I 1 1 @ EAST SIDEYARD PL 1 — — — — _ — — — I - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - f — — — — — — — — — — — — �iTOP —PL _ _ HDR. 1 1 - �----- �Q -- — — — — O HOUSE HDR-BALGONYHDOORS MAIN HOUSE X _ _ TOP PL - ROOF -MAIN HDR -INTERIOR DOORS -MAIN HOUSE _ _ _ _ M-2- _ _ _ _ HEADER -DOOR_ HDR -BATH, GLO5ET WINDOWS -MAIN HOUSE I (V I (y cp Lo N -� I I TOP PL SOUTHDORMER-G_UE5T TOP PL NORTH_DORMER-GUEST co ILL LL 1 TOP PLYWD 2nd FLR-MAIN HOSE I - _ - -6 2 Ll I r 1 4 _ TOPIPLYWD 2n11 FLP, T r _ TOP PL -MAIN HOUSE _ _ _ _ _ _ _ HDR -MAIN HOUSE _ TON P - - - - - HDR -MAIN HOUSE _ \ \ HE DE -DO R- � r IF R 1 - - TOP P PLWD 2ND FLR GUEST _ _ —111 I - L 6 M \ �L LAW L IA MIH N �9 di : y y _ _ _ .. .. .. - 'k TOP PL _ _ — MIJ I 18.50 TOP GONG. -MAIN HOUSE ll LLLLrI L LI_I_I_L1 J 11 IJ L _ _ �- _AIL _ L_, - - � EXIST. SLOPE @ AVERASE SLOPE I EAST 51DEYD. PL I h� EAST ELEVATION _ Q m u) TOP PLWD I5T FLR GUE5T I 18.50 TOP GONG. -MAIN HOUSE, TOWER nI 13.15 -TOP OF GONG: TOWER_ RAPP. 13TOP OF 6ON6.-FRONT OF GARAGE BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 z O W W V1 W U z W � ALL 7 �l LOU Lu LLU W Um p O� C/)WO U M I'1 w (D UJ DATE 11 / 28 / I-7 SCALE 1/4" = 11-011 DRAWN JBE JOB SHEET A& OF SHEETS ::�9 IGYNENE CLASSIC PLUS 5PRAY-IN OPEN -CELL FOAM INSULATION, ESR -1826, R -VALUE OF 3.6/INCH X G.5 INCHES = R-34; TYP. @ ALL ROOF AREAS EXCEPT BUNKROOM ROOF; ALL ROOF GAVITIES SHALL BE GOMPLETELY FILLED WITH INSULATION FROM THE UNDERSIDE THE UNDERSIDE OF THE ROOF 5HEATHINO TO THE BOTTOM OF THE RAFTERS. 2 2 All SDI R13 BATT INSUL. EGOBATT BY KNAUF OR EO. TYP. o EXT. WALLS UNO 2X8 RR @ 16" O.G. - - TOP PL LOFT BED LOFT BED LOFT BED HEADER -DOOR N � LOFT BED O � we — r -z -I - SPNB _ &1NKRM. � I - r LOFT BED 14 2X12 STAIR SDI STRINGERS @ 12"O.G. O TOP RL HD 2nd FLR 11 Ilk X TOP PL HEADER -BAY WINDOW 25 OI 4X10 SD I I � A2 ! SDI LOFT BED LOFr BED 10 T -2-I SPNB BUNKRM. LOFT BED 23-3 SDI SD2 13 3 1/2 X 9 1/2 P5L HEADER -DOOR zz r -I -I V BATH I BDRM. I BATH 2 _I rq 5/8" TYPE 'X' co GYP B E-1 co 1- STOP PLY WD: BED PWDR.-B 18.50 TOP GONG. - 10 �— FDI FDI (O \ V FDI FDI 13.75 -BASEMENT 1 1 j uy I SECTION A -tower O2 3 1/2 x II "1/8 P5L SD A2"7 5DI 2X8 RR (9 16" O.G. 12 � 4l A27 SD3 ------------ 11- a 2 42 FX2 SD2 BATH I SECTION B -tower 4 i TOP PL SOUTH DORMER TOP PL NORTH DORMER K1 F-1 6UE5T BDRM. \�� 1 iAm. r 1 1/2" &YPGRETE O/ 3/4" PLYWD. SUBFLK. O/ II 7/8 TJI/PRO 360 / FJ g 16" O.G. a10 14 SDI _TOP LTWT. GONG. 2ND_FLR O TOP PLWD 2ND FLR TOP PL 35 5 1/4 X IB P5LJ GARAGE W12X50 36 54 SD3 1 m� I i 2X8 RR a 16" I A2" 2Xb RR P 16" O.G. LOFT BED BY LOFT BED I I SPN3 IN-HOUSE REVISIONS BUNKRM. LOFT BED - ------------------------- T©TA ri- Nir' PAM4 CirlG:d� SECTION C -tower 2X8 RR a 16" O.G. id 11 6-2-H 1 1/2" GYPGRETE 0/ 3/4" PLYWD. SUBFLR. O/ 11 "7/8 TJI/PRO 360 FJ O 16" O.G. 6UEST BDRM 33 5 I/4 x II 7/8 PSL (2.2 E) 34 5 1/4 x II 115 PSL (2.2 E) 7 TOP P[ -HD IST FLR _ _ _ _ _ GARAGE 18.50 TOP GONG . -MAIN HOU5E 13.50 _FFON_L c 1 1 4 FDI FDI SECTION A-guest/garage UD / 1 1 1 1 7 FDI SECTION 5-guest/garage FDI BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 W �W O� �N Z 00 V .V n n W U Z I,• L- w L 7 < C/) O U w LL_ U Lu Um p O� � Lu O� C/) I. D � /'L UJ U (DZ II / 03 / I-7 SCALE 1/4" = 1'-O" DRAWN JBE JOB SHEET A�7 OF SHEETS so Il 3 1/2 X 14 P5L- 19 195 1/4 X II �/8 P5L 22 5 1/4 X II "7/5 PSL ATTIC 25 4X8 SD I � SDI 1 3/4" PLYWD. 51UBFLR. O/ \ II "t/8 TJI/PRO 360 FJ O 16" O.G. ATTIC 4X8 RR @ 24" O.G. 2 SDI 2X8 RR @ 16" O.G. 4X8 RR @ 24" O.G. TOP PL -HI ROOF 1 HDR -INTERIOR DOORS HDR -BATH, CLOSET WINDOWS MSTR. BEDRM. 2X8 RR 9 16' O.G. O 8X10 3 1/2X 9 1/2 P5L 0 3 1/2X 9 1/2 P5L MSIR. 8X10 O IO n'1 1/2" GYPGRETE O/ BALCONY r I 2X6 GJ @ 16" O.G. 3/4" PLYWD. 5UBFLR. O/ TILE ON REINF RGED FULL GROUT BED 5DI2X6 GJ I6" O.G. r II 1/8 TJI/PRO 360 O/ WATERPR OF MEMBRANE O/ 2X8 RR @ 16" O.G. FJ @ 16" O.G. Ef 3/4" PLYWD. / 2X12 DECK J5T5. \ �14 - 45 - 25 _ 16" O.G. RIP ED I/4"/FT. TO DRAIN 8XI2 CONT. BLK'G. 1 yn SDI ATTIC SD3 SDI \ / rtl LIVING RM. O 6" GONG. SLAB W/ RADIANT M -I -A HEATING O/ MIN. 2" SAND NT Fifl r MOISTURE BARRIER 8 4" GAPILLARY _I BREAK PER 6EOTEGH REPORT 4 6 2X 5PAGED DEGKIN6 SOUTH M -I -B RECOMMENDATIONS, PAGE 12, GS M -I -G S ON 2X P.T. D.F. SLEEPERS COVERED T T CID I 16" O.G. PORCH CID I- 1 � IEN WINDO_W5 _ �_ HOUSE / 4 8,X12— 16.50 TOP GONG. _ CONT. BLK'O. ` 5X12 23 31 LIVING RM. 3 1/2 X II 1/ PSL 6" GONG. SLAB W/ RADIANT — HEATING MOISTURE BARRIER B 4" CAPILLA BREAK PER 6EOTEGH REPORT RECOMMENDATIONS, PAGE 12, 65 i � 1 1 6 6 4 1 o FDI FDI FDI \ FDI FDI FDI FDI � L14,c, SECTION A -main house SECTION 5 -main house 25 2 2 10 5 1/4 X II -1/6 PSL c,D A21 SDI 2X8 RR @ 16" O.G. 4X8 RR @ 24" O.G. -3 1-3 / SDI _ / SDI TOP PL -HI ROOF _ _ _ _ _ MSTR. - - - - - _ HDR-INTEEIOR DOORS _ _ _ _ _ _ _ CLOSET 2 HDR-BATH,GLO5ET WINDOWS 2 2 4X10 10 - - A2 -I 5DI 01 O ? i PC -RETE 0/ LO CID N 3/4" 1PLYWDYSUBFLR. O/ A? SDI 5PN8 r ' \ MSIR. STIR. L.SDI A7 `p `p 1 M -2-D CLOSET 2 BEDRM. II 1/B TJVPRO 360 RT I 1� 2X8 RR 16" O.G. FJ ®16" O.G. / 2Xb RR @ 16" O.G. STAIRWELL 2X8 RR @ 16" O.G. 3 I/2 X II T/8 L GJ 16" O.G. 1 5 I/4 X 1/8 PSL 1 1 ATTIC 29 / 3 1/2 X II 1/8 PSL 2X6 l XI 11 T/8 P5L 5 1/4 X II -7/8 PSL 31 3 1/2 X 9 1/2 PSL A21 5DI 28 21 ATTIC - - - - - - - - - - - - - - - - TLl OP PLYWD 2nd FLR - - - - - - - - - - - Y6P-P=- ROb� TOP PL -2ND FLR FRM6. - - - HDR-KITG_ HEN WINDOWS _- - cc)- - - - - HDR. - - - - - - - - - �9 30 5 1/4 X II lle, PSL PSL r IS 1X1 PSL M -I -E KITCHEN KITGHEN M -I -D O O 2X12 STAIR T STRINGERS @ 120.G. LAUNDRY �j r CT 5/8" TYPE 'X' GYP. BD. CLOSET r _ _J, J, 8.50 TOP GONG. _ _ _ / FDI FDI 6" GONG. SLAB W/ RADIANT HEATING O/ MIN. 2" SAND O/. M015TUPE BARRIER B 4" CAPILLARY BREAK PER GEOTEGH REPORT SECTION C -main house RECOMMENDATIONS, PACE 12, G5 SECTION D -main house M5TR. BATH LI M -2-D 1/2" GYPGRETE O/ 3/4" PLYWD. 5UBFLR. O/ 11 1/6 YJI/PRO 360 ATTIC FJ @ 16" O.G. LIVING RM. M -I -O BLDG. DEPT. REVISIONS BY IN-HOUSE REVISIONS BY DESIGN PLANNING 420 40TH ST., #1 OAKLAND, CA. 94609 510-658-6889 FAX 510-653-4019 I" N 2 z i N LO `r V W.n V1 W U Z w L—L LL 7 w LL_ U W Um p o� LU 0 C/) U coM LL Nz DATE II / 03 / I-7 SCALE 1/4" = 1'-O" DRAWN JBE JOB SHEET Aa OF SHEETS