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HomeMy WebLinkAbout03_Stavros Residence Coastal Development Permit_PA2017-249APPLICANT: WMA Architects OWNER: Stavros Group PLANNER: David S. Lee, Planning Technician 949-644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 15, 2018 Agenda Item No. 3 • Coastal Land Use Category: Two -Unit Residential — (20.0 - 29.9 DU/AC) (RT -D) • Coastal Zoning District: Two -Unit Residential (R-2) • General Plan Land Use Category: Two -Unit Residential (RT) • Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 3,669 -square -foot duplex with a 532 - square -foot attached garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 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. CD2017-106 (Attachment No. ZA 1). 1 CITY OF NEWPORT BEACH oe`'�WPOR' ZONING ADMINISTRATOR STAFF REPORT u r C9(/cOM1��P SUBJECT: Stavros Residence (PA2017-249) Coastal Development Permit No. CD2017-106 SITE LOCATION: 1034 West Balboa Boulevard APPLICANT: WMA Architects OWNER: Stavros Group PLANNER: David S. Lee, Planning Technician 949-644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 15, 2018 Agenda Item No. 3 • Coastal Land Use Category: Two -Unit Residential — (20.0 - 29.9 DU/AC) (RT -D) • Coastal Zoning District: Two -Unit Residential (R-2) • General Plan Land Use Category: Two -Unit Residential (RT) • Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 3,669 -square -foot duplex with a 532 - square -foot attached garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 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. CD2017-106 (Attachment No. ZA 1). 1 Stavros Residence Zoning Administrator, February 15, 2018 Page 2 DISCUSSION Land Use and Development Standards The property is located in the R-2 Coastal Zoning District, which provides for two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category, and Zoning Code. These designations provide for two -unit residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission. Additionally, a Waiver for De Minimis development cannot be issued because the site is within the Appeal Area. The property will be developed with a two -unit residence on a lot designated for residential development. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. • The proposed single-family residence and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88) minimum finished floor elevation, and off-street parking as illustrated in Table 1 below: Hazards The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building 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. TmpIC 01/17/17 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min.) Front 5-0" S-0" Sides 3'-0" T-0" Rear 0' 0' Allowable Floor Area 4,702.50 sq. ft. 4,201 sq. ft. Allowable 3rd Floor Area 353 sq. ft. 349 sq. ft. Open Space 353 sq. ft. 682 sq. ft. Parking 4 spaces 4 spaces Height 24 feet flat roof 29 feet sloped roof 23 feet 6 inches flat roof 28 feet 9 inches sloped roof Hazards The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building 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. TmpIC 01/17/17 Stavros Residence Zoning Administrator, February 15, 2018 Page 3 • The development is set back approximately 260 feet from the nearest bulkhead. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post - construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or 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. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. TmpIC 01/17/17 3 Prepared by: David S. Lee, Planning Technician JM/dl Attachments T.pl[: 01/12/17 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Stavros Residence Zoning Administrator, February 15, 2018 Page 4 0 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-106 FOR A NEW DUPLEX LOCATED AT 1034 WEST BALBOA BOULEVARD (PA2017-249) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Bill Mason, with respect to property located at 1034 West Balboa Boulevard, and legally described as a portion of Lots 9 of Block 110, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence and the construction of a new 3,669 -square -foot duplex with a 532 -square -foot attached garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential Detached (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential— (20.0 - 29.9 DU/AC) (RT -D) and the Coastal Zoning District is Two -Unit Residential (R-2). 5. A public hearing was held on February 15, 2018, 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 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one duplex. The proposed project is a new duplex located in the R-2 Coastal Zoning District. Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 5 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (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 4,702.5 square feet and the proposed floor area is 4,201 square feet. b. The proposed development complies with the required setbacks, which are 5 feet along the property line abutting West Balboa Boulevard and 3 feet along each side property line. There is no required setback abutting the rear alley. c. The highest guardrail/parapet is 23 feet 6 inches from established grade and the highest ridge is 28 feet 9 inches from established grade. The proposed development complies with all height requirements. The proposed development provides a two -car garage and two -space carport, meeting the minimum garage requirement for a duplex. e. The proposed development meets the minimum 9.0 (NAVD88) top of slab elevation requirement for interior living areas of new structures. 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 is set back approximately 260 feet from the nearest bulkhead. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation 01-03-17 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 5 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 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 not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-106, 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 15TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator 01-03-17 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 5 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-106 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. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. 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. 8. 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. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 10. 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. 01-03-17 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 5 11. 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 either the current business owner, property owner, or the leasing agent. 12. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 13. 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 Stavros Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-106 (PA2017-249). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' 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. 01-03-17 Attachment No. ZA 2 Vicinity Map 11 Stavros Residence Zoning Administrator, February 15, 2018 Page 7 VICINITY MAP Coastal Development No. CD2017-106 PA2017-249 1034 West Balboa Boulevard TmpIC 01/12217 12 Attachment No. ZA 3 Project Plans 13 O z C15 NN ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA 82626 0: 714.427.0688 M: 714.724.3gg0 D ARCH I TEGT'S STAMP D 3 C-23759 2 * DATE 5/18 N AL r9Te A0��2\ DATE REVISION IO 12/20/11 PLAN GHEGK M LE FIE THE STA\/i;�,'05 O ROUF IO CORPORATE PLAZA NEWPORT BEACH, GA 012660 (q4q) 2qO-013q PROJECT: E3AL E30A RES I E�)ENCI I034 W. BALBOA BLVD. NEWPORT BEACH, GA PROJECT NO. 1-7.051.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR BID ISSUED FOR CONST. SHEET TITLE: TITLE SHEET SHEET NO. 0 0 0 -IFIF F LI In II � BU I LD I NO DEPT NOTES GENERAL NOTES PROJECT DATA CONSULTANTS SHEET INDEX L GRANGES ARE TO BE MADE THESE PLANS WITHOUT THE PROJECT ADDRESS IO34 W. BALBOA BLVD. PROJECT CONTACT T -I TITLE SHEET • NEW CONSTRUCTION UCTION 8 ADDITIONS / ALTERATIONS KN E KNOWLEDGE AND WRITTEN CONSENT OF THE OWNER. NEWPORT BEACH, GA RICHARD DENZER THAT INCREASE CONDITIONED SPACE AREA, STUDIO Z CONSULTING, INC. CIVIL VOLUME, OR SIZE SHALL COMPLY WITH GAL GREEN 2. ALL DIMENSIONS CONTROLLED BY EXISTING, CONDITIONS SHALL BE 4521 CAMPUS DRIVE, SUITE 234 1 OF 3 TITLE SHEET MANDATORY MEASURES. VERIFIED BY THE CONTRACTOR AT THE SITE. APN 047-264-101 IRVINE, GA 012612 2 OF 3 PRECISE GRADING PLAN • RESIDENTIAL BUILDINGS UNDERGOING PERMITTED 3. CONSTRUCTION AND MATERIALS SHALL COMPLY WITH AND BE 114.3 78-30150 3 OF 3 EROSION CONTROL PLAN ALTERATIONS, ADDITIONS OR IMPROVEMENTS SHALL INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ALL ZONE R-2 REPLACE NON COMPLIANT PLUMBING FIXTURES LEGALLY CONSTITUTED PUBLIC AUTHORITIES HAVING JURISDICTION, ARGHITEGT SURVEY MEETING THE REQUIREMENTS OF 2013 CALIFORNIA INCLUDING, ALL STATE AND LOCAL ORDINANCES, THE SAFETY I OF I TOPOGRAPHICAL SURVEY GREEN BUILDING STANDARDS GORE, SECTION 4.303. ORDERS OF THE STATE INDUSTRIAL ACCIDENT COMMISSION (OSHA), SCOPE OF WORK BILL MASON, RA PLUMBING FIXTURE REPLACEMENT 15 REQUIRED 4. THE GENERAL CONTRACTOR AND ALL SUB -CONTRACTORS SHALL • DEMO EXISTING SINGLE STORY RESIDENCE WMA, INC. ARCHITECTURAL PRIOR TO ISSUANCE OF A CERTIFICATE OF VISIT THE PROJECT SITE AND VERIFY ALL JOB SITE CONDITIONS • BUILD NEW THREE STORY RESIDENCE 3276 DAKOTA AVE. BI SITE PLAN OCCUPANCY OR FINAL INSPECTION BY THE CHIEF PRIOR TO BIDDING AND COMMENCING CONSTRUCTION. COSTA MESA, GA 012626 SP -2 DEMO PLAN BUILDING OFFICIAL. (CIVIL CODE, SECTION 1101.1 ET CONTRACTOR SHALL IMMEDIATELY NOTIFY THE DESING,ER OF SITE AREA (30.75' x 100') 3,075 S.F. 714.427-0688 A-1 IST FLOOR PLAN SEG., NBMC 15.11.020) DISCREPANCIES AND/OR OMMISSION5 FOUND. THE GENERAL A-2 2ND FLOOR PLAN CONTRACTOR SHALL AL50 NOTIFY THE DESINGER OF ANY CIVIL ENGINEER A-3 3RD FLOOR PLAN • ISSUANCE OF A BUILDING PERMIT BY THE CITY OF DISCREPANCIES FOUND WITHIN THE CONTRACT DOCUMENTS. BUILDABLE AREA (24.75' x q5') 2,351.25 S.F. A-4 ROOF PLAN NEWPORT BEACH DOES NOT RELIEVE APPLICANTS 5. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOREN 5ANDBER6 LG5 ENGINEERING INC. A-5 EXTERIOR ELEVATIONS OF THE LEGAL REQUIREMENTS TO OBSERVE COORDINATION OF ALL WORK, INCLUDING, THAT OF ALL 5UB-TRADES MAX. ALLOWABLE AREA (2x BUILDABLE AREA) 4,702.50 S.F. 628 N. ECKHOFF ST. A-6 A-7 EXTERIOR ELEVATIONS SECTIONS COVENANTS, CONDITIONS AND RESTRICTIONS WHICH AND OWNER RETAINED SPECIALITY CONTRACTORS. MAY BE RECORDED AGAINST THE PROPERTY OR TO ORANGE, GA 012868 A-8 SECTIONS OBTAIN PLANS. COMMUNITY ASSOCIATIONS SHOULD 6. ALL WORK PERFORMED SHALL BE IN CONFORMANCE WITH THE OPEN SPACE REQ'D (0.15 x 2,3519 352.7 S.F. 714.385-0017 REQUIREMENTS OF THE CALIFORNIA BUILDING CODE (LATEST ADOPTED BE CONTACTED PRIOR TO GO COMMENCEMENT OF ANY M EDITION) AND/OR ALL OTHER APPLICABLE GOVERNING, CODES AND CONSTRUCTION AUTHORIZED THIS PERMIT. BUILDING ORDINANCES. OPEN SPACE PROVIDED 1 • PRIOR TO PERFORMING ANY WORK IN THE CITY 7. ALL 5UB-CONTRACTOR5 SHALL BE RESPONSIBLE FOR REMOVAL I5T FLOOR CARPORT 455 S.F. RIGHT-OF-WAY, AN ENCROACHMENT PERMIT MUST BE OF ALL DEBRIS ACCUMULATED AS A RESULT OF THE OPERATIONS. IST FLOOR DECK 75 S.F. OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. ALL SCRAP, DEBRIS AND OTHER EXCESS MATERIAL SHALL BE REMOVED FROM THE BUILDING SITE. 2ND FLOOR BALCONIES 166 S.F. TOTAL 682 S.F. • POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND 8. THE OWNER SHALL HAVE THE RIGHT TO MAKE CERTAIN CHANGES OTHER FREESTANDING STRUCTURES REQUIRE IN THE WORK AND THE CONTRACT AMOUNT SHALL BE ADJUSTED ACCORDINGLY. THE CONTRACTOR SHALL NOT PROCEED WITH THE 3RD STORY AREA LIMIT (IS% OF BUILDABLE AREA) 352.7 S.F. SEPARATE REVIEWS AND PERMITS. CHANGES WITHOUT THE WRITTEN APPROVAL OF THE OWNER. • FENCES, HEDGES, WALL5, RETAINING WALL5, 41. ALL MATERIALS SHALL BE FURNISHED AS SHOWN IN THE CONTACT MAX. BUILDING HEIGHT AT FLAT ROOF 241-011 GUARDRAILS AND HANDRAILS OR ANY DOCUMENTS UNLESS ALTERNATES ARE APPROVED IN WRITING, BY AT PITCHED ROOF 24:11-011 COMBINATION THEREOF SHALL NOT EXCEED 42" THE OWNER. FROM EXISTING GRADE PRIOR TO CONSTRUCTION 10. ANY REFERENCE TO THE WORDS "APPROVE", "APPROVED", LOT COVERAGE 2,351.25 S.F. WITHIN THE REQUIRED FRONT SETBACK AREA(5). APPROVED EQUAL", IN THESE DOCUMENTS SHALL BE HEREIN DEFINED TO MEAN GENERAL ACCEPTANCE AND/OR COMPLIANCE. LOT COVERAGE RATIO 76.5% • A GAL -OSHA PERMIT 15 REQUIRED FOR REVIEW BY OWNER SHALL NOT RELIEVE THE EXCAVATIONS DEEPER THAN 5' AND FOR SHORING CONTRACTOR AND/OR HI5 SUB -CONTRACTORS OF ANY LIABILITY AND UNDERPINNING. IN FURNISHING THE REQUIRED MATERIALS AND/OR LABOR AS MIN. SETBACKS FRONT: 5 FT. SPECIFIED. 51ME: 3 FT. 11. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR SHORING REAR: 0 FT. CODE COMPLIANCE AND PROVIDING BRACING DURING CONSTRUCTION AND/OR ERECTION TO SUPPORT ALL LOADS TO WHICH THE STRUCTURE CONSTRUCTION TYPE V -B MAY BE SUBJECTED. THREE STORY 12. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT FIRE SPIRED - NFPA 15D THI5 PROJECT SHALL COMPLY WITH THE FOLLOWING CODES THE FINISHED STRUCTURE AND DO NOT INDICATE THE METHOD OF CONSTRUCTION. THE CONTRACTOR SHALL SUPERVISE AND OCCUPANCY R-3 2016 CALIFORNIA RESIDENTIAL CODE DIRECT THE WORK AND SHALL BE SOLELY RESPONSIBLE FOR TWO FAMILY RESIDENCE CONSTRUCTIONS MEANS, METHODS, TECHNIQUES, SEQUENCES, 2016 CALIFORNIA BUILDING CODE AND PROCEDURES, INCLUDING, BUT NOT LIMITED TO BRACING AND PARKING PROVIDED 2016 CALIFORNIA PLUMBING CODE SHORING. OBSERVATION VISITS TO THE 51TE BY REPRESENTATIVES COVERED GARAGE 2 SPACES OF THE DE51NOER OR OWNER SHALL NOT INCLUDE INSPECTIONS 2016 CALIFORNIA MECHANICAL CODE OF THE PROTECTIVE MEASURES OF THE CONSTRUCTION CARPORT 2 SPACES 2016 CALIFORNIA ELECTRICAL CODE PROCEDURES. ANY SUPPORT SERVICES PERFORMED BY THE 1 DEFERRED SUBMITTALS \/ I G I N I TY MAP 2016 CALIFORNIA ENERGY EFFICIENCY 5TANDARDS DESIGNER DURING THE CONSTRUCTION SHALL BE DISTINGUISHED FROM CONTINUOUS AND DETAILED INSPECTION LANDSCAPE AREA (HARDecAPE oNLY) 124 S.F. FOR RESIDENTIAL SERVICES WHICH ARE FURNISHED BY OTHERS. THESE SUPPORT 2016 CALIFORNIA FIRE CODE SERVICES PERFORMED BY THE DESIGNER, WHETHER OF MATERIAL, 2016 CALIFORNIA GREEN BUILDINGS CODE DRAWINGS, OR OTHER WORK FOR THE PURPOSE OF A5515TIN6 IN ACHIEVING CONFORMANCE WITH THE CONTRACT DOCUMENTS BU I LD I NO AREA DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT SHALL NOT BE CONSTRUED AS SUPERVISION OF CONSTRUCTION ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR ETA MESA a NNN UNIT A AND DO NOT GUARANTEE CONTRACTOR'S PERFORMANCE. TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY CITY. a e 0 IST FLOOR 0112 S.F. Triangle CII,A Q Cosa Mesa .- ® =i 2ND FLOOR 8101 S.F. wAA F. "4 THE FOLLOWING ITEMS SHALL BE DEFERRED SUBMITTALS TO THE BUILDING DEPARTMENT: w„ a °, {\ TOTAL 1,731 S.F. PLUMBING FIXTURES 4 Q a DECK (IST FLOOR) DECK 78 S.F. I. FIRE SPRINKLER PLANS. GD '+. �I ok s ,-'�III WATER CLOSETS SHALL HAVE AN AVERAGE WATER DECK (2ND FLOOR) 55 S.F. RESIDENCE REQUIRES THE INSTALLATION OF r s ` s o CONSUMPTION OF NOT MORE THAN 1.28 GALLONS PER DECK (ROOF) 0107 S.F. AN AUTOMATIC FIRE SPRINKLER SYSTEM. t o „ " ' or `Ne1 nARe"men,, FLUSH. (4.303 06550) UNIT B 2. HVAC, SOUND ATTENTUATION DESIGN. ua r: ` Bit CANYON ` sFp`t ®$ FAUCETS IN KITCHENS, NET BARS, LAVATORIES, LAUNDRY IST FLOOR 375 S.F. �" SINKS, ETC,. SHALL HAVE A WATER FLOW NOT TO EXCEED 1.5 GALLONS PER MINUTE AT 60 PSI. (4.303 CGBSG) 2ND FLOOR 1214 S.F. ;.°,� ' NEWPORT "LATER J 3RD FLOOR 3401 S.F. SHOWER HEADS SHALL HAVE A WATER FLOW NOT TO TOTAL I,g38 S.F. p,LG� EXCEED 2.0 5ALLON5 PER MINUTE AT 80 P51 (4.303 CGBSG) DECK (2ND FLOOR) 75 S.F. PE,"„s-A'W DECK (ROOF) 742 S.F.a° a...,a GARAGE 532 S.F. 1 TOTAL BUILDING AREA 4,201 S.F. O z C15 NN ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA 82626 0: 714.427.0688 M: 714.724.3gg0 EMAIL: Bill®WilliomMosonArchitect.com ARCH I TEGT'S STAMP ED ARgy/T \PM L.,yq�os 3 C-23759 2 * DATE 5/18 N AL r9Te A0��2\ DATE REVISION IO 12/20/11 PLAN GHEGK OWNER: THE STA\/i;�,'05 O ROUF IO CORPORATE PLAZA NEWPORT BEACH, GA 012660 (q4q) 2qO-013q PROJECT: E3AL E30A RES I E�)ENCI I034 W. BALBOA BLVD. NEWPORT BEACH, GA PROJECT NO. 1-7.051.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR BID ISSUED FOR CONST. SHEET TITLE: TITLE SHEET SHEET NO. 14 PRECISE GRADING, PAVING, FOR U '110 IL I A L B O A R E S I D E N C E NEWPORT BEACH, CALIFORNIA GENERAL GRADING SPECIFICATIONS: VICINITY MAP: NOT TO SCALE PRI LOC ;oll'L1ZLeiGI:lI:lIA&_mZLe]1LyMroZKlla1.fd"[l1z;, 1. THE UNDERSIGNED CIVIL ENGINEER DOES NOT WARRANT THE PROPERTY BOUNDARIES, TOPOGRAPHIC ELEVATIONS, OR LOCATION OF EXISTING IMPROVEMENTS SHOWN HEREON; ALL SUCH INFORMATION WAS DERIVED FROM THE TOPOGRAPHIC SURVEY OF THE PROPERTY, PREPARED BY SOUTH COAST SURVEYING, DATED JULY 2017. 2. THE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY, AND HOLD THE OWNER AND ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER, THE ENGINEER, OR ANY PUBLIC AGENCY. 3. CONTRACTOR TO VERIFY CLEARANCE AT ALL UTILITY CROSSINGS. IF INTERFERENCE OCCURS, OTHER THAN NOTED ON PLAN, CONTRACTOR TO CONTACT DESIGN ENGINEER FOR POSSIBLE REDESIGN. IF REDESIGN IS UNFEASIBLE, CONTRACTOR TO RELOCATE UTILITY AT NO EXPENSE TO ENGINEER. 4. THE ESTIMATES OF EARTHWORK AND IMPROVEMENT QUANTITIES AS SHOWN HEREON ARE PROVIDED ONLY FOR THE PURPOSE OF SATISFYING CITY PLAN INFORMATION REQUIREMENTS. THE CONTRACTOR SHALL PERFORM AN INDEPENDENT ESTIMATE OF ALL EARTHWORK AND IMPROVEMENT QUANTITIES AND SHALL USE SAME AS A BASIS FOR HIS BID(S) AND CONTRACT(S). ESTIMATE OF EARTHWORK QUANTITIES: INDEX TO SHEETS: RAW CUT 110 C.Y. SHEET NO. DESCRIPTION RAW FILL 0 C.Y. 1 TITLE SHEET 2 PRECISE GRADING PLAN 3 EROSION CONTROL PLAN DIG ALERT: CONTRACTOR SHALL NOTIFY UNDERGROUND DISTURBED SITE AREA 3,075 S.F. SERVICE ALERT AT LEAST 48 HOURS PRIOR TO COMMENCING CONSTRUCTION. NOTE: DOES NOT ACCOUNT FOR FOOTING OR TRENCHING SPOILS. (U.S.A.) 1 (800) 422-4133 BUILDING DEPARTMENT PLAN CHECK NO. ##### BENCH MARK: ARCHITECT: SITE ADDRESS: SOILS ENGINEER: CIVIL ENGINEER: CIVIL ENGINEER'S CERTIFICATION: PRECISE GRADING, PAVING AND DRAINAGE PLAN FOR: SHEET NO. 1 E-123-14 WILLIAM MASON ARCHITECT, INC. BALBOA RESIDENCE MILLER GEOSCIENCES, INC. LGS ENGINEERING, INC. THIS PLAN WAS PREPARED UNDER THE SUPERVISION OF:QROFESS/Q FOUND 4" O ALUMINUM BENCHMARK DISC STAMPED "1E-123-14" 3276 DAKOTA AVENUE 1034 W. BALBOA BOULEVARD 23890 COPPER HILL DRIVE, #111 628 N. ECKHOFF STREET y�`�� pID ON THE NORTHWEST CORNER OFA 4' CATCH BASIN. MONUMENT g o�Fy BALBOA RESIDENCE � '� � y IS LOCATED ALONG THE NORTH SIDE OF W. BALBOA BOULEVARD, COSTA MESA, CALIFORNIA 92626 NEWPORT BEACH, CALIFORNIA 92661 VALEMCIA, CALIFORNIA 91384 ORANGE, CALIFORNIA 92868 W o 29' WEST OF THE CENTERLINE OF 13TH STREET AT 1300 W. N0. 44931 OF BALBOA BOULEVARD. MONUMENT IS LEVEL WITH THE SIDEWALK. CONTACT: BILL MASON PHONE: (949) ? CONTACT: STEVEN B. MILLER, C.G.E. CONTACT: LOREN SANDBERG, P.E., P.L.S. 12/27/17 * EKPIRES:3-31-18 * 1034 W. BALBOA BOULEVARD PHONE: (714) 427-0688 PHONE: (661) 299-2206 PHONE: (714) 385-0017 LOREN G. SANDBERG R.C.E. NO. 44931 DATE ✓q C1V1V -N* NEWPORT BEACH, CALIFORNIA 3 ELEVATION = 7.217 FEET (NAVD88) EMAIL: millergeosiences®gmail.com FAX: (714) 385-0019 EMAIL: Igseng®sbcglobal.net REGISTRATION EXPIRATION DATE: 3-31-18 FOf a0 YEAR LEVELED: 2015 Bill®WilliamMosonArchitect.com SITE AREA = 0.071 ACRES 17-122 11215IP01.DWG m 0 N rl N GENERAL NOTES: GRADING FILLS/CUTS: DOCUMENTATION: 1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH GROUND SURFACE ELEVATIONS, AS -GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUB -SURFACE DRAINAGE COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS OUT TO THE FINISHED SURFACE. FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN PERMIT. ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN ENCROACHMENT COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGI- PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. NEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VER- 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND TICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT ELEVATIONS OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND 3. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE APPLIED TO THE FILL AREAS. OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE 4. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 5. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DIS - 6. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY CLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPOR- TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 ADDITIONAL FILLS ARE ADDED. ATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO OF THE NEMC. THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE 7. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. PAVING NOTES: THE NBMC. 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO 8. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE 1 A PRE -PAVING MEETING SHALL BE REQUIRED AT THE SITE PRIOR TO THE COMMENCEMENT OF STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, ANY PAVING WORK WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTOR, 9. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CON- DESIGN CIVIL ENGINEER, SOILS ENGINEER, BUILDING OFFICIAL OR THEIR REPRESENTATIVES. STRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. 10. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO 2. ALL TRENCH BACKFILLS SHALL BE COMPACTED THORUGHOUT TO A MINIMUM OF 90% RELA- PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND TIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER PRIOR TO SUBGRADE PREP - GRADE. ARATION. 11. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT 3. THE PERMITTEE OR HIS AGENT SHALL NOTIFY THE BUILDING DEPARTMENT WHEN THE PAVING RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT OPERATION IS READY FOR EACH OF THE FOLLOWING INSPECTIONS: 12. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. FACILITATE TESTING. A) INITIAL INSPECTION. WHEN THE PERMITTEE IS READY TO BEGIN WORK, BUT NOT LESS THAN TWO DAYS BEFORE ANY GRADING COMMENCES. 13. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. B) SUBGRADE INSPECTION. AFTER THE SOIL SURFACE HAS BEEN COMPACTED, TESTED, 14. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON- 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF LINE AND GRADE ESTABLISHED, BUT PRIOR TO AGGREGATE BASE PLACEMENT. SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. THE NBMC. C) AGGREGATE BASE INSPECTION. AFTER THE AGGREGATE BASE HAS BEEN COMPACTED, 15. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGI- TESTED, LINE AND GRADE ESTABLISHED, BUT PRIOR TO ASPHALT CONCRETE PLACEMENT. 3000 WITH GLUED JOINTS. NEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING D) FINAL INSPECTION. AFTER RECEIPT OF LINE AND GRADE CERTIFICATION BY THE DESIGN 16. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING CIVIL ENGINEER AND REPORT BY THE SOILS ENGINEER. ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE DEPARTMENT. REMOVED FROM THE SITE. 4. THE SOILS ENGINEER SHALL SUBMIT THE PROJECT'S STRUCTURAL SECTION RECOMMENDA- 14. WHERE SUPPORT OF BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE TION(S) TO THE BUILDING DEPARTMENT, BASED ON THE FINAL 'R' VALUE(S) AND TRAFFIC NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER INDEX(ES), FOR APPROVAL PRIOR TO ESTABLISHMENT OF FINAL SUBGRADE ELEVATIONS. EROSION CONTROL: WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 5. SUBGRADE SHALL BE COMPACTED TO A MINIMUM OF 90% RELATIVE COMPACTION, AND UN- YEILDING PRIOR TO PLACEMENT OF AGGREGATE BASE; APPROVED BY THE SOILS ENGINEER, 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CON- AND THE DESIGN CIVIL ENGINEER. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN OCTOBER 15 AND MAY 15. STRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 6. AGGREGATE BASE SHALL CONFORM TO PROVISIONS FOR UNTREATED BASE AS STATED IN THE CURRENT EDITION OF THE STANDARD SPECIFICATION FOR PUBLIC WORKS CONSTRUCTION. 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 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETER - MINE IF THE BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT 7• AGGREGATE BASE PLACEMENT SHALL BE APPROVED BY THE SOILS ENGINEER PERTINENT TO 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, COMPACTION, MINIMUM OF 95% RELATIVE COMPACTION, AND CONFORMANCE TO DESIGN OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. A COMPACTED FILL BLANKET WILL BE PLACED. THICKNESS(ES) PRIOR TO PLACEMENT OF ASPHALT CONCRETE. 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 8. A PRIME COAT MAY BE REQUIRED BY THE BUILDING DEPARTMENT PRIOR TO PLACEMENT OF THE DURATION OF THE PROJECT. ASPHALT CONCRETE. IF REQUIRED, THE SURFACE OF THE UNTREATED AGGREGATE BASE 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, SHALL BE COATED WITH 0.25 GAL/YD OF SC -70 OR SC -250 LIQUID ASPHALT. REQUIRED INSPECTIONS: THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED g, TACK COAT AND ASPHALT CONCRETE SHALL CONFORM TO PROVISIONS AS STATED IN THE GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE CURRENT EDITION OF THE STANDARD SPECIFICATION FOR PUBLIC WORKS CONSTRUCTION. 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMEND- WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGI- ATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING 10. LL PLACEMENT OF ASPHALT CONCRETE SHALL BE INSPECTED AND APPROVED BY EITHER A NEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. DEPARTMENT FOR APPROVAL. REPRESENTATIVE OF THE SOILS ENGINEER A QUALIFIED PAVEMENT INSPECTION SPECIALIST; REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. RELEVANT TO EQUIPMENT USED, TEMPERATURE OF LOADS, AND DEPTH OF DENSIFIED ASPHALT CONCRETE. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB - GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAV- 11. AN EMULSION -AGGREGATE SLURRY MAY BE REQUIRED BY THE BUILDING DEPARTMENT AND ING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THE COAT SHALL CONFORM TO THE PROVISIONS AS STATED IN THE STANDARD SPECIFICATION THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. FOR PUBLIC WORKS CONSTRUCTION. 12. STRIPING SHALL CONFORM TO PROVISIONS AS STATED IN THE CURRENT EDITION OF STAND- ARD SPECIFICATION FOR PUBLIC WORKS CONSTRUCTION. 13. THE BUILDING DEPARTMENT WILL GIVE A FINAL RELEASE WHEN THE FOLLOWING HAS BEEN APPROVED: A) DESIGN CIVIL ENGINEER'S CERTIFICATION OF LINE AND GRADE, B) SOILS ENGINEER'S REPORT, C) BUILDING DEPARTMENT'S FIELD INSPECTION (IF NECESSARY, THE PAVEMENT SHALL BE WATER TESTED TO VERIFY PROPER DRAINAGE). REVISIONS: 14, FAILURE TO REQUEST INSPECTIONS AT THE APPROPRIATE TIME WILL RESULT IN FORFEITURE NO. I DATE I BY DESCRIPTION OF THE CONSTRUCTION SITE CLEANUP DEPOSIT. NOT TO SCALE PRI LOC ;oll'L1ZLeiGI:lI:lIA&_mZLe]1LyMroZKlla1.fd"[l1z;, 1. THE UNDERSIGNED CIVIL ENGINEER DOES NOT WARRANT THE PROPERTY BOUNDARIES, TOPOGRAPHIC ELEVATIONS, OR LOCATION OF EXISTING IMPROVEMENTS SHOWN HEREON; ALL SUCH INFORMATION WAS DERIVED FROM THE TOPOGRAPHIC SURVEY OF THE PROPERTY, PREPARED BY SOUTH COAST SURVEYING, DATED JULY 2017. 2. THE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY, AND HOLD THE OWNER AND ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER, THE ENGINEER, OR ANY PUBLIC AGENCY. 3. CONTRACTOR TO VERIFY CLEARANCE AT ALL UTILITY CROSSINGS. IF INTERFERENCE OCCURS, OTHER THAN NOTED ON PLAN, CONTRACTOR TO CONTACT DESIGN ENGINEER FOR POSSIBLE REDESIGN. IF REDESIGN IS UNFEASIBLE, CONTRACTOR TO RELOCATE UTILITY AT NO EXPENSE TO ENGINEER. 4. THE ESTIMATES OF EARTHWORK AND IMPROVEMENT QUANTITIES AS SHOWN HEREON ARE PROVIDED ONLY FOR THE PURPOSE OF SATISFYING CITY PLAN INFORMATION REQUIREMENTS. THE CONTRACTOR SHALL PERFORM AN INDEPENDENT ESTIMATE OF ALL EARTHWORK AND IMPROVEMENT QUANTITIES AND SHALL USE SAME AS A BASIS FOR HIS BID(S) AND CONTRACT(S). ESTIMATE OF EARTHWORK QUANTITIES: INDEX TO SHEETS: RAW CUT 110 C.Y. SHEET NO. DESCRIPTION RAW FILL 0 C.Y. 1 TITLE SHEET 2 PRECISE GRADING PLAN 3 EROSION CONTROL PLAN DIG ALERT: CONTRACTOR SHALL NOTIFY UNDERGROUND DISTURBED SITE AREA 3,075 S.F. SERVICE ALERT AT LEAST 48 HOURS PRIOR TO COMMENCING CONSTRUCTION. NOTE: DOES NOT ACCOUNT FOR FOOTING OR TRENCHING SPOILS. (U.S.A.) 1 (800) 422-4133 BUILDING DEPARTMENT PLAN CHECK NO. ##### BENCH MARK: ARCHITECT: SITE ADDRESS: SOILS ENGINEER: CIVIL ENGINEER: CIVIL ENGINEER'S CERTIFICATION: PRECISE GRADING, PAVING AND DRAINAGE PLAN FOR: SHEET NO. 1 E-123-14 WILLIAM MASON ARCHITECT, INC. BALBOA RESIDENCE MILLER GEOSCIENCES, INC. LGS ENGINEERING, INC. THIS PLAN WAS PREPARED UNDER THE SUPERVISION OF:QROFESS/Q FOUND 4" O ALUMINUM BENCHMARK DISC STAMPED "1E-123-14" 3276 DAKOTA AVENUE 1034 W. BALBOA BOULEVARD 23890 COPPER HILL DRIVE, #111 628 N. ECKHOFF STREET y�`�� pID ON THE NORTHWEST CORNER OFA 4' CATCH BASIN. MONUMENT g o�Fy BALBOA RESIDENCE � '� � y IS LOCATED ALONG THE NORTH SIDE OF W. BALBOA BOULEVARD, COSTA MESA, CALIFORNIA 92626 NEWPORT BEACH, CALIFORNIA 92661 VALEMCIA, CALIFORNIA 91384 ORANGE, CALIFORNIA 92868 W o 29' WEST OF THE CENTERLINE OF 13TH STREET AT 1300 W. N0. 44931 OF BALBOA BOULEVARD. MONUMENT IS LEVEL WITH THE SIDEWALK. CONTACT: BILL MASON PHONE: (949) ? CONTACT: STEVEN B. MILLER, C.G.E. CONTACT: LOREN SANDBERG, P.E., P.L.S. 12/27/17 * EKPIRES:3-31-18 * 1034 W. BALBOA BOULEVARD PHONE: (714) 427-0688 PHONE: (661) 299-2206 PHONE: (714) 385-0017 LOREN G. SANDBERG R.C.E. NO. 44931 DATE ✓q C1V1V -N* NEWPORT BEACH, CALIFORNIA 3 ELEVATION = 7.217 FEET (NAVD88) EMAIL: millergeosiences®gmail.com FAX: (714) 385-0019 EMAIL: Igseng®sbcglobal.net REGISTRATION EXPIRATION DATE: 3-31-18 FOf a0 YEAR LEVELED: 2015 Bill®WilliamMosonArchitect.com SITE AREA = 0.071 ACRES 17-122 11215IP01.DWG m 0 N rl N TYPICAL SECTIONS: SCALE: 1" = 4' EXISTING BRICK SIDEI TO BE REMOVED H ' w W 0- 0 0 PROPOSED RESIDENCE FINISH FLOOR = 9.00 PAD = 8.0 GRAVEL BED DETAIL TO SCALE 4" PIPE TO BE PERFORATED THROUGH PIT ONLY SECTION A -A: SCALE: 1" = 4' L/\IJ IIIVV UI\IVT\ JIULIY/'\Lf\ TO BE REMOVED PROPOSED GARAGE 20' LONG X 18" DEEP GRAVEL FILLED PERCOLATION PIT. w z J H ' W d 0 CL CL SECTION B -B: SCALE: 1" = 4' PROPOSEDREiSIDENCE FINISH FLOOR = 9.00 PAD = 8.0 0 4 8 16 24 I I I I I SCALE IN FEET SCALE: 1" = 8' CONC CONC PROTECT IN PLACE RIGHT-OF-WAY -- CONC WM WM EXISTING CONCRETE SIDEWALK __`� PROTECT IN PLACE 0 1�0' FFS 7A/C EXISTING WATER METER -Z- \ I I PROTECT IN PLACE ] ° a7 Fs EXISTING CURB AND GUTTER - / PROTECT IN PLACE r I H 2 U' 3 EXISTING BRICK SIDEWALK TO BE REMOVED SECTION C -C: SCALE: 1" = 4' /3" MINIMUM FINISH FLOOR 0 _ 2.0% 1 I MIN. PROPOSED CONCRETE SIDEWALK �- EXISTING CONCRETE GUTTER i PROTECT IN PLACE EXISTING DRIVEWAY TO BE REMOVED CONSTRUCTION NOTES AND QUANTITIES: SITEIMPROVEMENTS ( 1 CONSTRUCT CONCRETE DECKING PER ARCHITECT'S DETAILS. 850 S.F CONSTRUCT CONCRETE DRIVEWAY PER ARCHITECT'S DETAILS. 360 S.F 3� INSTALL GRAVEL BED PER DETAIL ON HEREON. 20 LY 4�INSTALL AREA DRAIN, 4" DIAMETER NDS OR APPROVED EQUAL. 6 EA 5� INSTALL 4" PVC (SCH 40) OR APPROVED EQUAL. 176 LY INSTALL STORM DRAIN CLEANOUT. 4 EA -- CONSTRUCT ROOF DRAIN CONNECTION PER ARCHITECT'S DETAILS. 8 EA CONSTRUCT RETAINING WALL PER ARCHITECT'S DETAILS. 44 L.F. INSTALL PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWING NO. STD -184-L. 1 EA. NOTE: ALL DAMAGED CONCRETE CURB, GUTTER AND SIDEWALK ALONG THE BALBOA BOULEVARD AND THE ALLEY PROJECT FRONTAGE SHALL BE REPLACED PER CITY STANDARDS. x N0. 44931 * EXPIRES:3-31-18 MONUMENT NOTE: MONUMENTATION FOR THE PROPERTY HAS BEEN SET PER RECORD OF SURVEY NO. 2017-1149 AND IS TO BE PROTECTED IN PLACE. r BRICK GARAGE EXISTING EDISON VAULT PROTECT IN PLACE 8.06 FL CONC '' `O ALLEY CON:ISON Wm - 5723455"E PP 30.75' Fv GAS EXISTING GAS METER PROTECT IN PLACE 17.1 EAVE o ng rc 1 7 , 9.21 c14L GA_' ].j$ °O INV. 6 9.14 FS 1%� = 8.92 888 - F.S. EXISTING GAS METER TO BE REMOVED PER ARCHITECT'S SPECIFICATIONS. 9.59 _ L - - MUD SILL s.z EG _ �7 L FS 9.31 - 9.81 FF WATER CLOSET 9'01 Ie!'Ick9.01 S. 1 8.75 SF.S. F.S. M 9.69 FS M 8.75 GARAGE FLOOR? 09 9.4� F.S. O w too N o 8.63 T.G.9.54 FS z 18.3 EA VE 4 6.83 INV. m / 8.66 T.G. 4 FINISH FLOOR = 9.00 I� 6.86 INV.92 O Z 9.51 FS PAD = 8.0 8.93 3EG _ $,75 S=0.010 5 F.S. 9.1 EG PROPOSED RESIDENCE - - � WOOD FENCE 8.75 FINISH FLOOR = 9.00 F.S. PAD = 8.0 24.4 TO I 5 S=0.010 WOOD FENCE 8.63 T.G. 8.63 T.G. 4 4 6.64 INV. RD STEM WALL RD 6.70 INV. A A m AS REQUIRED ••. •••� ] ] !� 1 J U 8.75 0 F.S. 9.0 E 8.75 9.20 FS EXTRA DEPTH FOOTING as8 Fs � 9.29 TS 9.2 TW AS REQUIRED In is � �� � / r 4/8.63 T.G. 6.45 INV. EXISTING BLOCK WALL (PROTECT IN PLACE) BE 20Pi"_I v? 6 6.34 �2a Fs �3 - 5 INV.CONC WALK STEPS Z 1\ 1 TC r 713 TC EXISTING CURB AND GUTTER PROTECT IN PLACE 3 v r U �1 8.6 EG 8.63 T.G. 6.51 INV. 4 5 8.75 I EXISTING BLOCK WALL (PROTECT IN PLACE) 3-5" STEPS BALBOA BLVD. 0 EXISTING CONCRETE SIDEWALK PROTECT IN PLACE 17-108 1�P03.DWG ,SANDBAG DETAIL- ,STABILIZED ETAIL• , STABILIZED CONSTRUCTION ENTRANCE DETAIL - DIG 10' X 10' X 1' DEEP CONTAINMENT BASIN 3LE BERM STABILIZED CONSTRUCTON ENTRANCE A. STONE SIZE - USE #2 STONE, OR RECLAIMED OR RECYCLED CONCRETE EQUIVALENT. B. LENGTH - AS REQUIRED, BUT NOT LESS THAN 25 FEET. C. DEPTH - NOT LESS THAN SIX (6) INCHES. D. WIDTH - SIXTEEN (16) FOOT MINIMUM, BUT NOT LESS THAN THE FULL WIDTH AT POINTS WHERE INGRESS OR EGRESS OCCURS. E. FILTER CLOTH - WILL BE PLACED OVER THE EN11RE AREA PRIOR TO PLACING A STONE. F. SURFACE WATER - ALL SURFACE WATER FLOWING OR DIVERTED TOWARD CONSTRUCTION ENTRANCES SHALL BE PIPED ACROSS THE ENTRANCE. IF PIPING IS IMPRACTICAL, A MOUNTABLE BERM WITH 5:1 SLOPES WILL BE PERMITTED. G. MAINTENANCE - THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH ADDITONAL STONE AS COND111ONS DEMAND AND REPAIR AND/OR CLEAN OUT OF ANY MEASURES USED TO TRAP SEDIMENT. ALL SEDIMENT SPILLED, DROPPED, WASHED OR TRACKED ONTO PUBLIC RIGHT-OF-WAY MUST BE REMOVED IMMEDIATELY. H. WASHING - WHEELS SHALL BE CLEANED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO PUBLIC RIGHT-OF-WAY. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH STONE AND WHICH DRAINS INTO AN APPROVED SEDIMENT TRAPPING DEVICE. I. PERIODIC INSPECTION AND NEEDED MAINTENANCE SHALL BE PROVIDED AFTER EACH RAIN. CONSTRUCTION POLLUTION PREVENTION PLAN (CPPP) NOTE: THE CONSTRUCTION POLLUTION PREVENTION PLAN (CPPP) IS PART OF THESE PLANS. THE CONSTRUCTION POLLUTION PREVENTION PLAN SHALL BE KEPT ON-SITE WITH THESE PLANS AND SHALL BE UP -DATED CONCURRENTLY. CONSTRUCTION NOTES AND QUANTITIES: 100 INSTALL SINGLE ROW OF GRAVELBAGS (1 BAG HIGH) PER DETAIL HEREON. 300 L.F 101 CONSTRUCT STABALIZED CONSTRUCTION ENTRACE PER DETAIL HEREON. 1 EA. 102 CONSTRUCT INLET PROTECTION PER CALIFORNIA STORMWATER QUALITY ASSOCIATION STORMWATER BEST MANAGEMENT PRACTICE HANDBOOK. 1 EA. LEGEND: 100 PROPOSED ELEVATION 100 EXISTING ELEVATION PROPERTY LINE / R/W CENTER LINE CONSTRUCTION SITE NOTES: 1. CONSTRUCTION ACTIVITIES SHALL COMPLY WITH SECTION 10.28.040 OF THE NEWPORT BEACH MUNICIPAL CODE, WHICH RESTRICTS HOURS OF NOISE -GENERATING CONSTRUCTION ACTIVITIES THAT PRODUCE NOISE TO BETWEEN THE HOURS OF 7:00 A.M. AND 6:30 P.M., MONDAY THROUGH FRIDAY, AND 8:00 A.M. AND 6:00 P.M. ON SATURDAY. NOISE -GENERATING CONSTRUCTION ACTIVITIES ARE NOT ALLOWED ON SUNDAYS OR HOLIDAYS. 2. WHERE VEHICLES LEAVE THE CONSTRUCTION SITE AND ENTER ADJACENT PUBLIC STREETS, ANY VISIBLE TRACK -OUT EXTENDING FOR MORE THAN FIFTY (50) FEET FROM THE ACCESS POINT SHALL BE SWEPT WITHIN THIRTY (30) MINUTES OF DEPOSITION. 3. THE CONSTRUCTION AND EQUIPMENT STAGING AREA SHALL BE LOCATED IN THE LEAST VISUALLY PROMINENT AREA ON THE SITE AND SHALL BE PROPERLY MAINTAINED AND/OR SCREENED TO MINIMIZE POTENTIAL UNSIGHTLY CONDITIONS. 4. A SIX -FOOT -HIGH SCREEN AND SECURITY FENCE SHALL BE PLACED AROUND THE CONSTRUCTION SITE DURING CONSTRUCTION. 5. CONSTRUCTION EQUIPMENT AND MATERIALS SHALL BE PROPERLY STORED ON THE SITE WHEN NOT IN USE. 6. THE CONTRACTOR SHALL COMPLY WITH SCAQMD RULE 403 REQUIREMENTS AS FOLLOWS: LAND CLEARING/EARTH-MOVING A. EXPOSED PITS (I.E., GRAVEL, SOIL, DIRT) WITH 5 PERCENT OR GREATER SILT CONTENT SHALL BE WATERED TWICE DAILY, ENCLOSED, COVERED, OR TREATED WITH NON-TOXIC SOIL STABILIZERS ACCORDING TO MANUFACTURER'S SPECIFICATIONS. B. ALL OTHER ACTIVE SITES SHALL BE WATERED TWICE DAILY. C. ALL GRADING ACTIVITIES SHALL CEASE DURING SECOND STAGE SMOG ALERTS AND PERIODS OF HIGH WINDS (I.E., GREATER THAN 25 MPH) IF SOIL IS BEING TRANSPORTED TO OFF-SITE LOCATIONS AND CANNOT BE CONTROLLED BY WATERING. D. ALL TRUCKS HAULING DIRT, SAND, SOIL, OR OTHER LOOSE MATERIALS OFF-SITE SHALL BE COVERED OR WETTED OR SHALL MAINTAIN AT LEAST TWO FEET OF FREEBOARD (I.E., MINIMUM VERTICAL DISTANCE BETWEEN THE TOP OF THE LOAD AND THE TOP OF THE TRAILER). E. PORTIONS OF THE CONSTRUCTION SITE TO REMAIN INACTIVE LONGER THAN A PERIOD OF THREE MONTHS SHALL BE SEEDED AND WATERED UNTIL GRASS COVER IS GROWN OR OTHERWISE STABILIZED IN A MANNER ACCEPTABLE TO THE CITY. F. ALL VEHICLES ON THE CONSTRUCTION SITE SHALL TRAVEL AT SPEEDS LESS THAN 15 MPH. G. ALL DIESEL -POWERED VEHICLES AND EQUIPMENT SHALL BE PROPERLY OPERATED AND MAINTAINED. H. ALL DIESEL -POWERED VEHICLES AND GASOLINE -POWERED EQUIPMENT SHALL BE TURNED OFF WHEN NOT IN USE FOR MORE THAN 5 MINUTES. J. THE CONSTRUCTION CONTRACTOR SHALL UTILIZE ELECTRIC OR NATURAL GAS -POWERED EQUIPMENT INSTEAD OF� GASOLINE OR DIESEL -POWERED ENGINES, WHERE FEASIBLE. /_ 14F x N0. 44931 x * EXPIRES:3-31-18 * 0 5 10 20 30 SCALE IN FEET SCALE: 1" = 10' MATERIAL DELIVERY AREA PAVED ROADS K. STREETS SHALL BE SWEPT HOURLY IF VISIBLE SOIL MATERIAL HAS BEEN CARRIED ONTO ADJACENT PUBLIC PAVED ROADS. (SEE NOTE 2 ABOVE). M. CONSTRUCTION EQUIPMENT SHALL BE VISUALLY INSPECTED PRIOR TO LEAVING THE SITE AND LOOSE DIRT SHALL BE WASHED OFF WITH WHEEL WASHERS AS NECESSARY. 7. THE CONTRACTOR SHALL EMPLOY THE FOLLOWING BEST AVAILABLE CONTROL MEASURES (°BACMS°) TO REDUCE CONSTRUCTION -RELATED AIR QUALITY IMPACTS: DUST CONTROL - WATER ALL ACTIVE CONSTRUCTION AREAS AT LEAST TWICE DAILY. - COVER ALL HAUL TRUCKS OR MAINTAIN AT LEAST TWO FEET OF FREEBOARD. - PAVE OR APPLY WATER FOUR TIMES DAILY TO ALL UNPAVED PARKING OR STAGING AREAS. - SWEEP OR WASH ANY SITE ACCESS POINTS WITHIN TWO HOURS OF ANY VISIBLE DIRT DEPOSITS ON ANY PUBLIC ROADWAY. - COVER OR WATER TWICE DAILY ANY ON-SITE STOCKPILES OF DEBRIS, DIRT OR OTHER DUSTY MATERIAL. - SUSPEND ALL OPERATIONS ON ANY UNPAVED SURFACE IF WINDS EXCEED 25 MPH. EMISSIONS - REQUIRE 90 -DAY LOW-NOX TUNE-UPS FOR OFF ROAD EQUIPMENT. - LIMIT ALLOWABLE IDLING TO 5 MINUTES FOR TRUCKS AND HEAVY EQUIPMENT. 10PaaIAFA&ik Owl0olN we] 1'll11111111:1112m1:1:11:111NI BALBOA RESIDENCE 1034 W BALBOA BLVD. NEWPORT BEACH, CALIFORNIA PHONE: (949) X SITE AREA = 0.071 ACRES LGS ENGINEERING, INC. 628 N. ECKHOFF STREET ORANGE, CALIFORNIA 92868 CONTACT: LOREN SANDBERG, P.E., P.L.S. PHONE: (714) 385-0017 FAX: (714) 385-0019 OFF-SITE IMPACTS - ENCOURAGE CAR POOLING FOR CONSTRUCTION WORKERS. - LIMIT LANE CLOSURES TO OFF-PEAK TRAVEL PERIODS. - PARK CONSTRUCTION VEHICLES OFF TRAVELED ROADWAYS. - WET DOWN OR COVER DIRT HAULED OFF-SITE. - SWEEP ACCESS POINTS DAILY. - ENCOURAGE RECEIPT OF MATERIALS DURING NON -PEAK TRAFFIC HOURS. - SANDBAG CONSTRUCTION SITES FOR EROSION CONTROL. FILL PLACEMENT - THE NUMBER AND TYPE OF EQUIPMENT FOR DIRT PUSHING WILL BE LIMITED ON ANY DAY TO ENSURE THAT SCAQMD SIGNIFICANCE THRESHOLDS ARE NOT EXCEEDED. - MAINTAIN AND UTILIZE A CONTINUOUS WATER APPLICATION SYSTEM DURING EARTH PLACEMENT AND COMPACTION TO ACHIEVE A 10 PERCENT SOIL MOISTURE CONTENT IN THE TOP SIX-INCH SURFACE LAYER, SUBJECT TO REVIEW/DISCRETION OF THE GEOTECHNICAL ENGINEER. EROSION CONTROL PLAN FOR: BALBOA RESIDENCE 1034 W BALBOA BLVD. NEWPORT BEACH, CALIFORNIA SHEET NO. 3 OF 3 cqN 17-122 1I26PO4.DWG //// FD. 1" IP 8.71 TBM CONC CONC 8.20 FL 8.16 FL 8.10 FL 8.06 FL CONC CONC ml IMSA CONC CONC EDISON UUNU WALK BALBOA BLVD. 7.14 TC 6.59 FL FENCE EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY. BOUNDARY NOTE: THIS IS NOT A BOUNDARY SURVEY. THE TOPOGRAPHIC FEATURES AS SHOWN ON THIS MAP MAY BE ADJUSTED RELATIVE TO THE PLAT UPON COMPLETION OF A BOUNDARY SURVEY. 1" = 8' LEGEND TC = TOP CURB FL = FLOW LINE FS = FINISH SURFACE TS = TOP STEP EG = EXISTING GROUND TW = TOP WALL TP = TOP PLANTER TOP = TOP SLOPE TOE = TOE SLOPE FF = FINISH FLOOR GFF = GARAGE FINISH FLOOR TOR = TOP ROOF BW = BACK WALK SCO = SEWER CLEANOUT PP = POWER POLE WV = WATER VALVE WM = WATER METER TBM = TEMPORARY BENCHMARK S.F.N. = SEARCHED FOUND NOTHING = CENTERLINE (�' = PROPERTY LINE 'No. 6902 `� *\ EXP. 6-30-19 * 12 v z 0 0 0 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA 112626 0: 714.42-1.0688 M: 714.724.3gg0 EMAIL: BillgNilliamMasonArchitect.com ARCHITECT'S STAMP ��SED ARCy�T ?G p,M L.Mq `Cj s 3 C-23759 �Z * DATE 5/18 N AL ♦qTF �� A0 G 0 DATE REVISION DI 12/20/17 PLAN CHECK OWNER: 0 10 CORPORATE PLAZA NEWPORT BEACH, CA g2(o(o0 (q4q) 2q0-OI5q PROJECT: BAL50A RES I DENC/E I054 W. BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 1-7.031.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR BCD ISSUED FOR CONST. SHEET TITLE: SITE FLAN SHEET NO. co U " o z r\ � 1 o p 1 W � o W WCo co O ~ W co O M CIL rn cy) N O d' oo do c0 � eo rn 1 O N17°22'12"E 12.50 _ z — — — ten— — — 2 O 100.00' _ _ OP = TAI L 8 0 C7 q5'-O" O 5 0" m p I ❑ 7 m u- • ., Lj n 77 7,'` �I� o V 1 1 1 OO L�_I_L1 • 1 1 1 1 1 1 _1 _. L-1 IU- I I 6 F. .=11.511 7.08" 77 1 cfl 0 Eo "_ r--ter--� O 12.50 II + v o I II I UNIT A RAI OE c�10 co 1 L — — JL — — J NEW TWO-STORY cq - O 2 GAR -! O= z 2 GAR RESIDENCE D i m CARPORT m GARAGE F.F. = q.00 t o r� ti Y CD �' N S_ �0 • , �' (N ¢ m c6 `� UNIT B 1 � z 4 O Dq _g NEW THREE-STORY .x� a m RESIDENCE 8'-O" 5'-O" U 21'-0" d 12.00 TW Co Li I 12.00 TW 11.30 W ^ C° Np O q C6 N17022'12"E 77�1 U O o U U rC\4 W C� W F-1 m N ( U' NW F-1�1 � ai a� W U N � z oO 2 1 1 rn 000 1 w� NOTE: ANY FENCES OR WALLS WITHIN SIDE YARD SETBACKS ARE NOT TO EXCEED 6H. MAX. 0 SITE PLAN SCALE: 1/4"=1'-O" SITE AREA (50.75'x 100') 5,0'75 S.F. UNIT A OI CONCRETE DRIVEWAY IST FLOOR ql2 S.F. 2 CONCRETE WALK A BUILDING FOOTPRINT - I BUILDABLE AREA (24.75' x 115') 2,551.25 S.F. 2ND FLOOR 81q S.F. 3 PAVERS i OPEN SPACE REO'D (0.15 x 2,551') 552.7 S.F. TOTAL 1,751 S.F. 4 HARDSGAPE G' I 5 ELECTRICAL PANEL LOCATION WITH 5'-0" DECK (IST FLOOR) 7& S.F. SPACE IN FRONT, CLEAR OF ANY OBSTRUCTION. OPEN SPACE PROVIDED 1 BALCONY (2ND FLOOR) 88 S.F. 6 TRASH CAN AREA Lu I } I � IST FLOOR CARPORT 458 S.F. DECK (ROOF) 1107 S.F. 7 CONCRETE LANDING AT EXTERIOR DOOR. Z I I IST FLOOR DECK 78 S.F. LANDING AT OUTSWINO DOORS SHALL NOT BE UNIT B UNIT A 2ND FLOOR BALCONIES 166 S.F. MORE THAN t /2" LOWER THAN THE TOP OF THE ?LANDING O Ji L I F.F. = 11.00 F.F. = 11.00 I j� O UNIT B THRESHOLD. AT INSWING DOORS SHALL NOT BE MORE THAN 73/4" BELOW THE TOP TOTAL 682 S.F. IST FLOOR 575 S.F. OF THE THRESHOLD. SLOPE OF LANDING SHALL J I I mNOT 2ND FLOOR 1,214 S.F. EXGEED Y4" PER FOOT. 5RD FLOOR 5411 S.F. 8 STEPS. SEE CIVIL 11 MIN. 42" H. CMU WALL WITH PLASTER FINISH. TOTAL I,g58 S.F. N.G. BALCONY (2ND FLOOR) 78 S.F. 10 CAST 5CLBEEEELq.0a -0" OLA5RAIAOVSEV B/A-5 DECK (ROOF) 742 S.F. 1 - -- -- -- -- -- -- p-- L -- -- -- -- -- GARAGE 552 S.F. ELEVATIONS AT CORNERS POINT "A" &.55 POINT "B" 8.66 POINT "C" S.qO POINT "D" 11.25 POINTS AVERAGE 8.84 1 MEASURING POINT 11.00 MEASURING POINT CALCULATION PROJECT DATA BUILDING AREA SITE PLAN KEY NOTES v z ?9 0 0 0 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA 112626 0: 714.42-1.0688 M: 714.724.3gg0 EMAIL: BillgNilliamMasonArchitect.com ARCHITECT'S STAMP ��SED ARCy�T ?G p,M L.Mq `Cj s 3 C-23759 �Z * DATE 5/18 N AL ♦qTF �� A0 G 0 DATE REVISION DI 12/20/17 PLAN CHECK OWNER: THE 57AVROS OR®UF 10 CORPORATE PLAZA NEWPORT BEACH, CA g2(o(o0 (q4q) 2q0-OI5q PROJECT: BAL50A RES I DENC/E I054 W. BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 1-7.031.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR BCD ISSUED FOR CONST. SHEET TITLE: SITE FLAN SHEET NO. ?9 0 Im O— m I — — N17°22'12"E EXISTINO RESIDENCE TO BE DEMO) O O 02211211E 100.00' — 0 I I L � I � O I __J I DEMOLITION PLAN S (a SCALE: CONTRACTOR SHALL FIELD VERIFY EXISTING 0REMOVE � 0 O EXISTING ONE STORY RESIDENCE, CONDITIONS PRIOR TO STARTING DEMOLITION. COSTA MESA, CALIFORNIA ci2626 - --� O\ INCLUDING CONCRETE FOUNDATION. CONTRACTOR IS RESPONSIBLE FOR ALL SHORING �SEM RCNT L� P MIO r 3 C-23759 Z * DATE 5/18 N AL ♦qTF R� \I DATE 2 REMOVE EXISTING i I FLATAORK AT ENTIRE SITE. ALL WATER AND SEWER LINES SHALL BE � 0 CAPPED AS REQUIRED FOR ANY PLUMBING � IIS REMOVE J 13'-ql" I W- Ct u� EALE30A RES I DENSE I054 K BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 11.031.00 SCALE: AS NOTED 4 REMOVE EXISTING PLANTERS 4 LANDSCAPING. jz SHEET NO. O I O I I O j II L � I � O I __J I DEMOLITION PLAN S (a SCALE: CONTRACTOR SHALL FIELD VERIFY EXISTING 0REMOVE � 0 O EXISTING ONE STORY RESIDENCE, CONDITIONS PRIOR TO STARTING DEMOLITION. COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.3q�10 INCLUDING CONCRETE FOUNDATION. CONTRACTOR IS RESPONSIBLE FOR ALL SHORING �SEM RCNT L� P MIO r 3 C-23759 Z * DATE 5/18 N AL ♦qTF R� AND BRACING OF EXISTING STRUCTURE. DATE 2 REMOVE EXISTING BRICK AND CONCRETE FLATAORK AT ENTIRE SITE. ALL WATER AND SEWER LINES SHALL BE CAPPED AS REQUIRED FOR ANY PLUMBING 3 REMOVE EXISTING DRIVE WAY. FIXTURE TO BE REMOVED. PROJECT: EALE30A RES I DENSE I054 K BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 11.031.00 SCALE: AS NOTED 4 REMOVE EXISTING PLANTERS 4 LANDSCAPING. EXISTING LOT SHALL BE CLEARED OF ALL DEBRIS SHEET NO. INCLUDINO PLANTS / IRRIGATION. 5 REMOVE EXISTING TREE. EXISTING LOT SHALL BE CLEANED AND 6 REMOVE EXISTING WALL. PREPARED FOR NEW GRADING AND BUILDINO PAD. 7 REMOVE EXISTING STEPS. GENERAL NOTES I DEMOL 1 TI ON PLAN KEY NOTES I O f � 0 O AROHITEOTURE PLANNING INTERIORS WILLIAM MASON, ARC.HITEC.T INC.. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.3q�10 EMAIL: Bill@NilliomMosonArchitect.com ARCHITECT'S STAMP �SEM RCNT L� P MIO r 3 C-23759 Z * DATE 5/18 N AL ♦qTF R� 0 DATE REVISION ID 12/20/1-7 PLAN CHECK OWNER: 10 CORPORATE PLAZA NEWPORT BEACH, CA 82660 (q4q) 2qO-013q PROJECT: EALE30A RES I DENSE I054 K BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 11.031.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR SID ISSUED FOR CONST. SHEET TITLE: DEMO FLAN SHEET NO. 20 v z OO 5 ARGHITEGTURE PLANNING INTERIORS WILLIAM MASON, ARGH17EGT INC. 3276 DAKOTA AVENUE 2 0: 714.427.0688 M: 714.724.5c[`10 3 ARCHITECT'S STAMP \G��SED ARCHiT @ C-23759 Z � N AL TgTF Al\ECRB\ ► DATE ► IO 12/20/1-7 PLAN CHECK 1 3 5 6 T 8 10 6 OWNER: q4'-6" IO CORPORATE PLAZA I (Q4G) 2G0-0136 5._O.. IL E3ALE30A I I034 W. BALBOA BLVD. NEWPORT BEAGH, GA PROJEGT NO. 17.051.00 1 54'-4" DATE: �� 40'-O" SHEET TITLE: Si FLOOR PLAN SHEET NO. 21'-6" 15'-2" 17'-6" 22'-6" I'-6" 12'-5" 4'-6 1/2" I5 T 11.50" = 14'-4 1/2" 5'-4" 4'-O" 17 T @ 11.76" = 16'-8" 14�'-4" I 3'-6"L 8'-1 1/2" 8'-1 1/2" 3'-6" 4'-0" L 7'-11" I 1 UNIT 1115" UNIT "All O m I I 46 46 I 1 21 I 46 I 0 46 ® 46 0 O I m U �°j— PAN. a N 4——j— UP 40 A --�� - — m — — — — — —1 _I_I — — — — — — 6 4 A 18'-O" GLR. 15" I5" _ . •0 15" I5" IN.HALL m HALL MIN. KITCHEN C1R. GIN O GIN. 3 O •.. — 21 II O, II ® POWD R w v I— _j I B dJ _j L- m 2 GAR ry 2 GAR ,n 16 BA 3 " "ly CARPORT _� m OARAOE 1 I 8 cv � N — � N 1 I N — 7'-2" 3'-6" 16 O - Ill -.211 31-61115 O C 1 dJ21'-0" BDRM 3 " I BDRM B IB LIVING DECK o- - BA 5 NLQE1 ' N r IE]LI I a-4 _ 0 I 46 46 © 46 O ® 46 O3 I O — — — — — I — — — — — J — — — — — L —I — I T — — — — — — — — I I I I � 8'-2" 4'-2" I I '5 1-211 2'-11 11 Q' -I" 12'-4" 2'-10" 11'-2" 6'-4" 3'-6" 7'-0" 4'-O" 6'-10" I'-2" I 17'-6" 14'-6" 8'-O" 5'-O" 6" 17'-8" 21'-6" 15'-2" 5 2 ► 3 ► N \\ �\ IST FLOOR PLAN SCALE: 1/4"=I' -O" I. DIMENSIONS TO EXISTING WALLS ARE TO THE FACE OF STUDS, 25 NOT USED O STAINLESS STEEL SINK W/ GARBAGE DISPOSAL 2X4 WD STUDS a 16" O.G. (U.N.0) U.N.O. DIMENSIONS TO NEW WALL5 ARE TO FACE OF STUDS U.N.O. 26 WATER SHUT OFF 2 DISHWASHER 2. ALL ITEMS ARE NEW U.N.O. 27 LINEN CABINET. 3 REFRIGERATOR W/ WATER TAP 2X6 WD STUDS ®I6" O.G. (U.N.O.) 3. FIRE SEPARATION BETWEEN HOUSE and GARAGE (I) LAYER 5/8" 2& POLE and SHELF 4 GAS GOOK TOP W/ EXHAUST HOOD VENTED TO TYPE "X" GYP. W/ bd COOLER NAILS ® 7" O.G. 29 BUILT IN DRESSER EXTERIOR, OVEN BELOW 4. PROVIDE RADIUSED CORNERS THROUGHOUT. 30 AIG COMPRESSOR 5 NOT USED 5. PROVIDE MOISTURE DRYWALL THROUGHOUT. 31 TUBE STEEL COLUMN. SEE STRUGT. 6 24" BASE CABINET 6. PROVIDE HARDWIRED32 CARBON MONOXIDE SMOKE DETECTORS W/ 33 CONCRETE STAIR. SEE STRUGT. 7 12" UPPER CABINET O DOOR SYMBOL, SEE SHEET A-12 BATTERY BACK-UPS IN ALL SLEEPING ROOMS and ® THE HALLWAYS 34 NOT USED 2ND FLOOR ABOVE 8 ADJUSTABLE PANTRY SHELVING BB UILT IN BBQ OR AREA PROVIDING ACCESS TO EACH SLEEPING AREA. 35 IST FLOOR BELOW 1 1 0 BUILT IN DESK O WINDOW SYMBOL, SEE SHEET A-12 -1. PROVIDE SMOKE DETECTORS IN HALLWAYS and IN ALL 36 ROOF ABOVE II WASHER HABITABLE ROOMS 37 2X8 WD STUDS @ 16" O.G. 12 DRYER (VENT TO EXTERIOR W/ 4" MIN. DIA. and 8. PROVIDE A SEISMIC GAS SHUT OFF VALVE ON THE DOWN STREAM 38 NOT USED EQUIPPED 1^1/) A BAGKDRAFT DAMPER) SIDE OF THE UTILITY METER. PROVIDE A RIGID CONNECTION TO 39 200A ELECTRICAL PANEL 13 LOW -FLOW TOILET (1.25 GAL/FLUSH) THE EXTERIOR OF THE CONSTRUCTION CONTAINING THE GAS LINE. 40 GAS METER 14 TUB 9. PROVIDE 70 NON ABSORBENT WALL ADJACENT TO THE 41 DEX-O-TEX WATERPROOF NON -SLIP 15 SHOWER W/ SHATTER PROOF ENCLOSURE and HOT SHATTER RE515TANT MATERIALS FOR THE SHOWER ENCLOSURES. BALCONY FINISH. I00 -ESR -1757 MOPPED SHOWER PAN 10. GLAZING WITHIN A 24" ARG OF A DOOR EDGE and LESS THAN 42 NOT USED LEGEND 60" ABV. THE WALKING SURFACE and GLAZING WIN 60" OF TUB 16 LOW FLOW 5HOWERHEAD 43 NOT USED OR SHOWER FLOOR and IN A TUB OR SHOWER ENCLOSURE, 44 GLASS GUARDRAIL (2.0 GPM MAX @ 80 P51) SHALL BE TEMP. 45 LOW WALL +42" HIGH 17 36" H. CONTINUOUS HANDRAIL. ENDS TO BE II. WALL COVERINGS IN SHOWERS OR TUBS W/ SHOWERS SHALL BE GEMENT 46 ROOF DRAIN AND OVERFLOW DRAIN RETURNED TO WALL / POST. 5EE II/A-10 PLA5TER, TILE OR APPROVED EQUAL TO -70" ABOVE DRAIN. NET AREAIS TO STORM DRAINS. SEE CIVIL. CABINET and SINK Iq NOT USED CONCRETE LANDINGS SHALL OCCUR AT ALL OF SHOWER RECEPTOR SHALL BE NOT LE55 THAN 1,024 SQ. 20 MIRROR EXTERIOR DOORS. LANDINGS AT OUTSWING IN. OF FLOOR AREA, and ENCOMPASS A 50" MIN. DIAMETER CIRCLE. NOT USED DOORS SHALL NOT BE MORE THAN V- " LOWER 12. ALL NEW FIXTURES SHALL BE WATER CONSERVING PER CPC, 4020 4020 THAN THE TOP OF THE THRESHOLD. tANDING5 13. REFER TO SHEET T-2 FOR ADDITIONAL NEWPORT BEACH 22 TOWEL RACK AT INSWING OR SLIDING, DOORS SHALL NOT RESIDENTIAL REQUIREMENTS. 23 NOT USED BE MORE THAN 73/ BELOW THE TOP OF THE 14. PROVIDE 5/8" TYPE "X" GYP. BRD. ON THE UNDERSIDE OF STAIR 24 TANKLE55 WATER HEATER THRESHOLD. SLOPE OF LANDING SHALL NOT FRAMING. EXCEED Y4" PER FOOT. 15. MIN. HEAD HEIGHT AT STAIRS 15 6-8" SEE SITE PLAN 5P -I 8 CIVIL SHEET 02 FOR LOCATIONS, DIMENSIONS $ GRADE ELEV5. GENERAL NOTES FLOOR PLAN KEY NOTES LANDINGS v z OO 21 � � O ARGHITEGTURE PLANNING INTERIORS WILLIAM MASON, ARGH17EGT INC. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.5c[`10 EMAIL: Bill@WilliamMa5onArchitect.com ARCHITECT'S STAMP \G��SED ARCHiT @ C-23759 Z DATE N AL TgTF Al\ECRB\ DATE REVISION IO 12/20/1-7 PLAN CHECK OWNER: THE STAVfROS OROUF IO CORPORATE PLAZA NEWPORT BEACH, GA 012660 (Q4G) 2G0-0136 PROJECT: E3ALE30A RES I DENGE I034 W. BALBOA BLVD. NEWPORT BEAGH, GA PROJEGT NO. 17.051.00 SGALE: AS NOTED DATE: ISSUED FOR BID ISSUED FOR CONST. SHEET TITLE: Si FLOOR PLAN SHEET NO. 21 5 2 � 0 O 3 WILLIAM MASON, ARC.HITEC.T INC.. 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.5q�10 1 ARCHITECT'S STAMP 4 �P 3 C-23759 Z 6 T N AL ♦qTF R� AU 8 10 6 ID I q4'-6" I 54'-4"1 2111 OWNER: 7HE 57AVR0S OROUF 10 CORPORATE PLAZA NEWPORT BEACH, CA g2660 I 2q'-6" PROJECT: EALE30A RES I DENSE 24'-10" NEWPORT BEACH, OA PROJECT NO. 11.031.00 SCALE: AS NOTED DATE: 11/15/1-7 1'-6" ISSUED FOR CONST. SHEET TITLE: 22'-6" ALAN SHEET NO. 24'-6" 5'-O" 5'-1 1/2" 15 T ® 11.50" = 14'-4 1/2" 5'-4" 4'-O" 17 T @ 11.76" = 16'-8" 3'-6" 7'-4" 8'-6" 10'-2" 14'-4" 2'-6" 2'-6" 3'-6" 5'-6" 12'-5 1/2" 2'-10" 5'-6" II' -7 1/2" 5'- " 5'- "4'-4" 2'-O 1/2" 4'-2" -8 /2 " UNIT "B" UNIT "All =� � � ��° � i - - - - - to I I p I' : °O �__ � N w. DN UP' UP DN' g 13� 16 izi 4 - -- -- I-- -- --- -- -- -- -- -- - m HALL 4 4 O 1 8'-8" 3'-4" 4'-4" 8'-6" - 110 O HALL - O = KITCHEN - L 3 _6 L 6 _nII 5_011 ►n �; 1 m - 31 TO GL r--fir--� m — m 13 18 e PDR ° m I y� II p I L--JL--J 1 DESK LIN. _, ' - - �r m M. BA _ ly N I 5'-0" 2'-10" C r 1 GL 13 q' -O" cn -I r 16' -II" 2'-10" 2'-7" O GK 1 LIVING I _ I M. BDRM 2 BDRM 2 13 M. BDRM 14 DECK i _ — -- —� -- -- -- — _� m -- --`` - -- — -- -- — -- -- - o— ly °BA2 1-- 18 I O— 0 6 = 1 i 12 BA 2 18 I D I I 1 I 5'-1" 7'-3" 4'-0" 8'-6" 5'-10" 4'-O"L 14'-6"L 5'-6" 12'-4" 12'-6" 10'-6" 7'-0" 6" 7'-6" 22'-O" 24'-10" I 1 I 14'-6" 8'-O" 5'-O" 1 2 4 6 7 8 9 10 �\ 5 2 3 ► N \ IST FLOOR PLAN SCALE: 1/4"=1'-O" I. DIMENSIONS TO EXI5TIN5 WALLS ARE TO THE FACE OF STUDS, 25 NOT USED O STAINLESS STEEL SINK W/ GARBAGE DISPOSAL 2X4 WD STUDS a I6" O.G. (U.N.0) U.N.O. DIMENSIONS TO NEW WALL5 ARE TO FACE OF STUDS U.N.O. 26 WATER SHUT OFF 2 DISHWASHER 2. ALL ITEMS ARE NEW U.N.O. 21 LINEN CABINET. 5 REFRIGERATOR W/ WATER TAP:.. 2X6 WD STUDS ®I6" O.G. (U.N.O.) 5. FIRE SEPARATION BETWEEN HOUSE and GARAGE (1) LAYER 5/8" 28 POLE and SHELF 4 GAS GOOK TOP W/ EXHAUST HOOD VENTED TO TYPE "X" GYP. W/ bd COOLER NAILS ® T' O.G. 214 BUILT IN DRESSER EXTERIOR, OVEN BELOW 4. PROVIDE RADIU5ED CORNERS THROUGHOUT. 50 A/C COMPRESSOR 5 NOT USED 5. PROVIDE MOISTURE DRYWALL THROUGHOUT. 51 TUBE STEEL COLUMN. SEE 5TRUGT. 6 24" BASE CABINET 6. PROVIDE HARDWIRED CARBON MONOXIDE SMOKE DETECTORS W/ 52 55 CONCRETE STAIR. SEE STRUCT. NOT USED -7 8 12" UPPER CABINET 15" ADJUSTABLE PANTRY SHELVING O DOOR SYMBOL, SEE SHEET A-12 BATTERY BACK-UP5 IN ALL SLEEPING ROOMS and ® THE HALLWAYS 54 2ND FLOOR ABOVE q BUILT IN BBQ OR AREA PROVIDING ACCESS TO EACH SLEEPING AREA. 55 IST FLOOR BELOW Io BUILT IN DESK O WINDOW SYMBOL, SEE SHEET A-12 7. PROVIDE SMOKE DETECTORS IN HALLWAYS and IN ALL 3(o ROOF ABOVE II WASHER HABITABLE ROOMS 5-7 2X8 YdD STUDS ® 16" O.G. 12 DRYER (VENT TO EXTERIOR W/ 4" MIN. DIA. and 8. PROVIDE A SEISMIC 5A5 SHUT OFF VALVE ON THE DOWN STREAM 55 NOT USED EQUIPPED W/) A BAGKDRAFT DAMPER) SIDE OF THE UTILITY METER. PROVIDE A RIGID CONNECTION TO 5q 200A ELECTRICAL PANEL 15 LOW -FLOW TOILET (1.28 SAL/FLU5H) THE EXTERIOR OF THE CONSTRUCTION CONTAINING THE GAS LINE. 40 GA5 METER 14 TUB q. PROVIDE -10" NON ABSORBENT WALL ADJACENT TO THE 41 VEX-O-TEX WATERPROOF NON -SLIP 15 SHOWER W/ SHATTER PROOF ENCLOSURE and HOT SHATTER RESISTANT MATERIALS FOR THE SHOWER ENCLOSURES. BALCONY FINISH. ICG -ESR -1-15'7 MOPPED SHOWER PAN 10. GLAZING WITHIN A 24" ARG OF A DOOR EDGE and LESS THAN 42 NOT USED I6 LOW FLOW 5HOWERHEAD 60" ABV. THE WALKING SURFACE and GLAZING W/IN 60" OF TUB 45 NOT USED (2.0 GPM MAX ® 80 P5I) LEGEND OR SHOWER FLOOR and IN A TUB OR SHOWER ENCLOSURE, 44 OLA55 GUARDRAIL I-1 56" H. CONTINUOUS HANDRAIL. ENDS TO BE SHALL BE TEMP. 11. WALL COVERINGS IN SHOWERS OR TUBS W/ SHOWERS SHALL BE GEMENT 45 LOW WALL +42" HIGH 46 ROOF DRAIN AND OVERFLOW DRAIN RETURNED TO WALL / POST. SEE II/A-10 PLASTER, TILE OR APPROVED EQUAL TO -70" ABOVE DRAIN. NET AREATO STORM DRAINS. SEE CIVIL. IS Ill CABINET and SINK NOT USED CONCRETE LANDINGS SHALL OCCUR AT ALL OF SHOWER RECEPTOR SHALL BE NOT LE55 THAN 1,024 50. 20 MIRROR EXTERIOR DOORS. LANDINGS AT OUTSWINS IN. OF FLOOR AREA, and ENCOMPASS A 50" MIN. DIAMETER CIRCLE. 21 NOT USED DOORS SHALL NOT BE MORE THAN IY " LOWER 12. ALL NEW FIXTURES SHALL BE WATER CONSERVING PER GPG 4020 22 TOWEL RACK THAN THE TOP OF THE THRESHOLD. tANDIN5S 15. REFER TO SHEET T-2 FOR ADDITIONAL NEWPORT BEACH AT IN5WIN5 OR 53LIDINS DOORS SHALL NOT RESIDENTIAL REQUIREMENTS. 22 NOT USED BE MORE THAN -1/ BELOW THE TOP OF THE 14. PROVIDE 5/8" TYPE "X" SYR BRV, ON THE UNDERSIDE OF STAIR 24 TANKLE55 WATER HEATER THRESHOLD. SLOPE OF LANDING SHALL NOT FRAMING. EXCEED Y4" PER FOOT. 15. MIN. HEAD HEIGHT AT STAIRS 15 6'-8" SEE SITE PLAN 5P -I 8 CIVIL SHEET 02 FOR LOCATIONS, DIMENSIONS 4 GRADE ELEVS. GENERAL NOTES FLOOR PLAN KEY NOTES LANDINGS v z OO f � 0 O ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARC.HITEC.T INC.. 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.5q�10 EMAIL: Bill@NilliomMo5onArchitect.com ARCHITECT'S STAMP �SEM ARC/y/ CM T� Mgso r �P 3 C-23759 Z * DATE 5/18 N AL ♦qTF R� AU O DATE REVISION ID 12/20/1-7 PLAN CHECK OWNER: 7HE 57AVR0S OROUF 10 CORPORATE PLAZA NEWPORT BEACH, CA g2660 (q4q) 2qO-013q PROJECT: EALE30A RES I DENSE 1054 W. BALBOA BLVD. NEWPORT BEACH, OA PROJECT NO. 11.031.00 SCALE: AS NOTED DATE: 11/15/1-7 ISSUED FOR BID ISSUED FOR CONST. SHEET TITLE: 2ND FLOOR ALAN SHEET NO. 22 z OO f 5 2 ARCHITECTURE PLANNING INTERIORS 5 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.511010 EMAIL: BiII@WiIIiomMo5onArchitect.com ARCHITECT'S STAMP `G��SEM LRCM T� Mgso r �P 3 C-23759 Z * DATE 5/18 N AL ♦qTF R� AU'- DATE REVISION TL 12/20/1-7 4il 14'-6 OWNER: 5._0 IO CORPORATE PLAZA NEWPORT BEACH, CA g2660 (q4q) 2qO-015q PROJECT: EALE30A I 1054 W. BALBOA BLVD. NEWPORT BEACH, CA I SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR BID ISSUED FOR CONST. SHEET TITLE: 5D FLOOR FLAN 1 54'-4" 11 1 - 40'-0" 241 -1011 All 40'-0" q'-1" 11'-10" 5'-1 1/2" 15 T @ 11.50" = 14'-4 1/2" 5'-4" 4'-O" 17 T 0 11.76" = 16'-8" 21-,,05 1/2" 5'-6" L 5'-6" L 5'-6" 5'-6" 2'-8 2" UNIT "B" UNIT 11 " I IT F-� oo 00 0o =.:. DO III � II I I I 11 1 IDN 17 — `I— — -- ---1-- -- --I-- -- 1 -- 11 1--I -- -- — -- -- -- -- -- -- `1' 77— ----- — —0 00 -- - CL - L cl 170 .. - _ I T _I ROOF DECK (V ROOF DECK = N 41 = = I ME OH 1 N 1 m N 1 WE L 15'-5" 5'-6' I r � M. BDRM I N �• = N - 13 I � — — — — — — — — — — — — — — — — - `CCCJ�� 5 I 0 I N N o0 -- 1 00 -� 1 41 cV FO 70 D O I I O f(1 f() — -- I I T— '-6' I I 18'-6" q'-6" I I Iq'-5" 5'-5" 1 1 I6' -O" 12'-O" 12'-O" 6>11 1 2q'-6" I 24'-10" I 1 " 40'-0" 5'-O" 5 2 5 ► N \ 5RD FLOOR PLAN SCALE: 1/4"77"Ti I. DIMENSIONS TO EXI57IN5 WALL5 ARE TO THE FACE OF STUDS, 25 NOT USED O STAINLESS STEEL SINK W/ GARBAGE DISPOSAL 2X4 WD STUDS a I6" O.G. (U.N.0) U.N.O. DIMENSIONS TO NEW WALL5 ARE TO FACE OF STUDS U.N.O. 26 WATER SHUT OFF 2 DISHWASHER 2. ALL ITEMS ARE NEW U.N.O. 2-1 LINEN CABINET. 5 REFRIGERATOR W/ WATER TAP:.. 2X6 WD STUDS ®I6" O.G. (U.N.O.) 5. FIRE SEPARATION BETWEEN HOUSE and GARAGE (1) LAYER 5/8" 28 POLE and SHELF 4 GAS GOOK TOP W/ EXHAUST HOOD VENTED TO TYPE "X" GYP. W/ bd COOLER NAILS IS T' O.G. 214 BUILT IN DRESSER EXTERIOR, OVEN BELOW 4. PROVIDE RADIU5ED CORNERS THROUGHOUT. 50 A/C COMPRESSOR 5 NOT USED 5. PROVIDE MOISTURE DRYWALL THROUGHOUT. 51 TUBE STEEL COLUMN. SEE 5TRUGT. 6 24" BASE CABINET 6. PROVIDE HARDWIRED CARBON MONOXIDE SMOKE DETECTORS W/ 52 55 CONCRETE STAIR. SEE STRUCT. NOT USED -7 8 12" UPPER CABINET 15" ADJUSTABLE PANTRY SHELVING O DOOR SYMBOL, SEE SHEET A-12 BATTERY BACK-UP5 IN ALL SLEEPING ROOMS and ® THE HALLWAYS 54 2ND FLOOR ABOVE q BUILT IN BBQ OR AREA PROVIDING ACCESS TO EACH SLEEPING AREA. 55 IST FLOOR BELOW Io BUILT IN DESK O WINDOW SYMBOL, SEE SHEET A-12 7. PROVIDE SMOKE DETECTORS IN HALLWAYS and IN ALL 3(o ROOF ABOVE II WASHER HABITABLE ROOMS 5-7 2X8 YdD STUDS ® 16" O.G. 12 DRYER (VENT TO EXTERIOR W/ 4" MIN. DIA. and 8. PROVIDE A SEISMIC 5A5 SHUT OFF VALVE ON THE DOWN STREAM 55 NOT USED EQUIPPED W/) A BAGKDRAFT DAMPER) SIDE OF THE UTILITY METER. PROVIDE A RIGID CONNECTION TO 5q 200A ELECTRICAL PANEL 15 LOW -FLOW TOILET (1.28 5AL/FLU5H) THE EXTERIOR OF THE CONSTRUCTION CONTAINING THE GAS LINE. 40 GA5 METER 14 TUB q. PROVIDE -10" NON ABSORBENT WALL ADJACENT TO THE 41 VEX-O-TEX WATERPROOF NON -SLIP 15 SHOWER W/ SHATTER PROOF ENCLOSURE and HOT SHATTER RESISTANT MATERIALS FOR THE SHOWER ENCLOSURES. BALCONY FINISH. ICG -ESR -1"15'7 MOPPED SHOWER PAN 10. GLAZING WITHIN A 24" ARG OF A DOOR EDGE and LESS THAN 42 NOT USED LESEND 60" ABV. THE WALKING SURFACE and GLAZING W/IN 60" OF TUB I6 LOW FLOW 5HOWERHEAD 45 NOT USED OR SHOWER FLOOR and IN A TUB OR SHOWER ENCLOSURE, 44 OLA55 GUARDRAIL (2.0 GPM MAX ® 80 P5I) SHALL BE TEMP. 45 LOW WALL +42" HIGH I-1 56" H. CONTINUOUS HANDRAIL. ENDS TO BE 11. WALL COVERINGS IN SHOWERS OR TUBS W/ SHOWERS SHALL BE GEMENT 46 ROOF DRAIN AND OVERFLOW DRAIN RETURNED TO WALL / POST. SEE II/A-10 PLASTER, TILE OR APPROVED EQUAL TO -70" ABOVE DRAIN. NET AREATO STORM DRAINS. SEE CIVIL. IS Iq CABINET and SINK NOT USED CONCRETE LANDINGS SHALL OCCUR AT ALL OF SHOWER RECEPTOR SHALL BE NOT LE55 THAN 1,024 50. 20 MIRROR EXTERIOR DOORS. LANDINGS AT OUTSWINS IN. OF FLOOR AREA, and ENCOMPASS A 50" MIN. DIAMETER CIRCLE. 21 NOT USED DOORS SHALL NOT BE MORE THAN IY " LOWER 12. ALL NEW FIXTURES SHALL BE WATER CONSERVING PER GPG 4020 THAN THE TOP OF THE THRESHOLD. tANDIN5S 15. REFER TO SHEET T-2 FOR ADDITIONAL NEWPORT BEACH 22 TOWEL RACK AT IN5WIN5 OR 53LIDINS DOORS SHALL NOT RESIDENTIAL REQUIREMENTS. 22 NOT USED BE MORE THAN '1/ BELOW THE TOP OF THE 14. PROVIDE 5/8" TYPE "X" SYR BRV, ON THE UNDERSIDE OF STAIR 24 TANKLE55 WATER HEATER THRESHOLD. SLOPE OF LANDING SHALL NOT FRAMING. EXCEED Y4" PER FOOT. 15. MIN. HEAD HEIGHT AT STAIRS 15 6'-8" SEE SITE PLAN 5P -I 8 CIVIL SHEET 02 FOR LOCATIONS, DIMENSIONS 4 GRADE ELEVS. GENERAL NOTES FLOOR PLAN KEY NOTES LANDINGS z OO f � 0 O ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARC.HITEC.T INC.. 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.511010 EMAIL: BiII@WiIIiomMo5onArchitect.com ARCHITECT'S STAMP `G��SEM LRCM T� Mgso r �P 3 C-23759 Z * DATE 5/18 N AL ♦qTF R� AU'- DATE REVISION ID 12/20/1-7 PLAN CHECK OWNER: 7HE 57AVR0S OROUF IO CORPORATE PLAZA NEWPORT BEACH, CA g2660 (q4q) 2qO-015q PROJECT: EALE30A RES I DENSE 1054 W. BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 11.031.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR BID ISSUED FOR CONST. SHEET TITLE: 5D FLOOR FLAN SHEET NO. 2s ly N /8" EXTERIOR PLASTER O/ EXP, WIRE MESH and BUILDING PAPER 5.1. "Z" BAR FLASHING IX6 ND. NAILER 5" FIBRE CANT ROOFING PER PLAN ROOF 5HTG ROOF RAFTER ROOF SLOPE PARALELL TO NALL 5 2 3 /e" EXTERIOR PLASTER O/ EXP, WIRE MESH and BUILDING PAPER G.I. "Z" BAR FLASHING 1X6 WD. NAILER 5" FIBRE CANT ROOFING PER PLAN ROOF 5HT5 EXTERIOR PLASTER O/ EXP, WIRE MESH and BUILDING PAPER ROOF SLOPE PERPENDICULAR TO WALL EXTERIOR WALL 5" FIBER CANT 2 X 4 PTDF W/ HILTI SHOT PIN5 AT 32" O.G. IGBO 2566 2x CRICKET FRAMING AT Ib" O.G. WITH 5/4" PLYWD. BUILT-UP ROOFING R PT MlN S1_0 FRAMING CLIP ROOF FRAMING ROOF TO BE INSULATED WITH MIN. R-55 AIR IMPERMEABLE "ICYNENE CLA551C LD -0-50" OPEN DELL SPRAY FOAM. IGC E5R-1826. SEE TITLE 24 FOR ADD'L INFORMATION. ROOFING SYSTEM TO MEET ALL REQUIREMENTS OF GRG R8O6.5 FOR UNVENTED ENCLOSED RAFTER ASSEMBLIES. NO ROOF VENTILATION 15 REQUIRED. IST FLOOR PLAN SCALE: I/4"= I' -O" OI CLA55 "A" JOHN5 MANVILLE 4 -PLY BUILT-UP ROOFING 5Y5TEM, OR APPROVED EO. UL -7q0 2 ROOF CRICKET FOR POSITIVE DRAINAGE. 5EE DETAIL A/- 5 5TANDINO SEAM METAL ROOF 4 ROOF RIDGE 5 NOT U5ED 6 NALL BELOW -I ROOF AND OVERFLON DRAINS. 5EE DET. 12/A-10 ROOF FLASHING SCALE: 1-1/2"=1'-0" I r, I ROOF FLASHING SCALE: 1-1/2"=1'-0" I B I ROOF CRICKET SCALE: I"=I'-O" I A I ROOF VENTILATION I ROOF PLAN KEY NOTES I v z OO f � 0 O ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARC.HITEC.T INC.. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA ci2626 0: 714.427.0688 M: 714.724.5q�10 EMAIL: Bi1I@WilliomMo5onArchitect.com ARCHITECT'S STAMP ��SED ARCyIT s 3 C-23759 �Z * DATE 5/18 N AL ♦qTF R� 0 DATE REVISION ID I2/20/1i PLAN CHECK OWNER: 10 CORPORATE PLAZA NEWPORT BEACH, GA 82660 (q4q) 2qO-Ol5q PROJECT: EALE30A RES I DENSE I054 N. BALBOA BLVD. NEWPORT BEACH, GA PROJECT NO. I-1.031.00 SCALE: AS NOTED DATE: II/15/I�l ISSUED FOR SID ISSUED FOR CONST. SHEET TITLE: 00F FLAN SHEET NO. 24 I I MAX. BLDG. HT. ROOF DEOK PLATE HT. FIN. FLR PLATE HT. IST F.F,4 q.00 +32.50 ■ `i I UNIT A UNIT B 37.75 T 5 �-oi{olio ioi of / 1 2 J / / / J � r / J ' r / / / J / I � / J ' IL J ' I r I [� ►I1 J -I / 0 {, c• s 21 TOP OF BUILDING PLATE HT. 5RD FIN. FLR PLATE 2ND FI PLATE HT. q.00 IST FIN. FLR I RIGHT SIDE ELEVATION SCALE: I/4"=I'-0" HEIGHT CERTIFICATION INSPECTION IS REQUIRED. GENERAL CONTRACTOR TO COORDINATE NITH CITY. 2 I FRONT ELEVATION (STREET VIEN)1 SCALE: 1/4"=1'-O" I Ig I FRONT ELEVATION SCALE: 1/4"=1'-0" I IA I ELEVATION KEY NOTES I 9 f OI %" SMOOTH FINISH EXTERIOR GEMENT PLASTER UNIT A UNIT A OVER PAPER BACKED METAL LATH WITH "OMEGA" 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA 82626 INTEGRAL COLOR AS SELECTED BY OWNER. EMAIL: Bill@HilliomMosonArchitect.com ARCHITECT'S STAMP 2 WINDOW PER SCHEDULE, 5HEET A-10 s 3 C-23759 �Z * DATE 5,18 5 DOOR PER SCHEDULE, 5HEET A-10 ♦qTF R� O 4 VENEER 15r EL DODO C B A D C B A 5 SHIPIBRICK LAP 51D NO BY JAMES ARDIENE PLAN GHEGK 6 BLUMCRAFT GLASS GUARD RAIL. ICC E5R-526x. 4 I 4 ADDRESS ► & CMUWALL W1TH PLASTER FINISH. q GARAGE DOOR WITH FROSTED GLASS 70P BUILDING TOP OF BUILDING 10 STEEL COLUMN. PAINTED. SEE STRUCTURAL -OF NEWPORT BEACH, CA 82660 'II" STUCCO REVEAL FROJEGT: 5AL50A 12 STANDING SEAM METAL ROOF. 1054 N. BALBOA BLVD. NEWPORT BEACH, CA 13 CAST IN PLACE CONCRETE WALL, WITH BOARD FORMS. SCALE: AS NOTED 5 14 CLEAR GLA55 RAIL HEIGHT CERTIFICATION INSPECTION IS REQUIRED. GENERAL CONTRACTOR TO COORDINATE NITH CITY. 2 I FRONT ELEVATION (STREET VIEN)1 SCALE: 1/4"=1'-O" I Ig I FRONT ELEVATION SCALE: 1/4"=1'-0" I IA I ELEVATION KEY NOTES I 9 f 0 0 0 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARrH17ErT INC. 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA 82626 0: 714.427.0688 M: 714.724.3gg0 EMAIL: Bill@HilliomMosonArchitect.com ARCHITECT'S STAMP ��SED ARC/y// ?G p,M s 3 C-23759 �Z * DATE 5,18 N AL ♦qTF R� O DATE REVISION 01 12/20/17 PLAN GHEGK OWNER: THE STAVR®S OROUF 10 CORPORATE PLAZA NEWPORT BEACH, CA 82660 (q4q) 2q0 -013q FROJEGT: 5AL50A RESIDENCE 1054 N. BALBOA BLVD. NEWPORT BEACH, CA FROJEGT NO. 17.OS 1.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR SID ISSUED FOR CONST. SHEET TITLE: SHEET NO. 25 TOP OF BUILDING I I PLATE HT. 1 30.83 1 I z r � 1 3RD F.F. rn 1 =_ rX PLATE HT. � L I _ dJ O = 2ND F.F. PLATE HT. 1 q.00 IST FIN_ FLR J I I � 1 -4 ll I I UNIT B 5 1 6 7 37.75 3 I I fl H UNIT B UNIT A 5 O O �z I m ROOF DECK PLATE HT. _I X I - m0 2ND FIN. FLR N _I PLATE HT. �, J =- 1 C1.00 IST F.F. 1.00 LEFT SIDE ELEVATION SCALE: 1/4"=1'-0" 14 OI %" SMOOTH FINISH EXTERIOR GEMENT PLASTER OVER PAPER BACKED METAL LATH WITH "OMEGA" INTEGRAL COLOR AS SELECTED BY OWNER. 2 WINDOW PER SCHEDULE, 5HEET A-10 5 DOOR PER SCHEDULE, 5HEET A-10 4 BRICK VENEER BY EL DORADO STONE 5 SHIP LAP SIDING BY JAMES HARDIE 6 BLUMCRAFT GLASS GUARD RAIL. ICC E5R-326x. '7 ADDRESS SIGN & CMU WALL WITH PLASTER FINISH. q GARAGE DOOR WITH FROSTED GLA55 10 STEEL COLUMN. PAINTED. SEE STRUCTURAL 11 1" STUCCO REVEAL 12 STANDING SEAM METAL ROOF. 15 CAST IN PLACE CONCRETE WALL, WITH BOARD FORMS. 14 CLEAR GLA55 RAIL HEIGHT CERTIFICATION INSPECTION IS REQUIRED. GENERAL CONTRACTOR TO COORDINATE WITH CITY. REAR ELEVATION SCALE: I/4"=1'-0" g ELEVATION KEY NOTES O f -11-1 0 0 0 5 O O �z I m ROOF DECK PLATE HT. _I X I - m0 2ND FIN. FLR N _I PLATE HT. �, J =- 1 C1.00 IST F.F. 1.00 LEFT SIDE ELEVATION SCALE: 1/4"=1'-0" 14 OI %" SMOOTH FINISH EXTERIOR GEMENT PLASTER OVER PAPER BACKED METAL LATH WITH "OMEGA" INTEGRAL COLOR AS SELECTED BY OWNER. 2 WINDOW PER SCHEDULE, 5HEET A-10 5 DOOR PER SCHEDULE, 5HEET A-10 4 BRICK VENEER BY EL DORADO STONE 5 SHIP LAP SIDING BY JAMES HARDIE 6 BLUMCRAFT GLASS GUARD RAIL. ICC E5R-326x. '7 ADDRESS SIGN & CMU WALL WITH PLASTER FINISH. q GARAGE DOOR WITH FROSTED GLA55 10 STEEL COLUMN. PAINTED. SEE STRUCTURAL 11 1" STUCCO REVEAL 12 STANDING SEAM METAL ROOF. 15 CAST IN PLACE CONCRETE WALL, WITH BOARD FORMS. 14 CLEAR GLA55 RAIL HEIGHT CERTIFICATION INSPECTION IS REQUIRED. GENERAL CONTRACTOR TO COORDINATE WITH CITY. REAR ELEVATION SCALE: I/4"=1'-0" g ELEVATION KEY NOTES O f 0 0 0 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARGHITEGT INC. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA r -i2626 O: -714.42-1.0688 M: '714.-724.3cir-10 EMAIL: Bill@HilliomMosonArchitect.com ARCHITECT'S STAMP ��SED ARC/y/ s 3 C-23759 �Z * DATE 5/18 N Al ♦qTF R� 0 DATE REVISION 01 12/20/17 PLAN CHECK OWNER: THE STAVR®S OROUF 10 CORPORATE PLAZA NEWPORT BEACH, CA 82660 (q4q) 2qO-013q PROJECT: 5AL50A RES I DENCE I034 H. BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 17.OS 1.00 SCALE: AS NOTED DATE: 11/15/17 ISSUED FOR SID ISSUED FOR CONST. SHEET TITLE: SHEET NO. tA- c 20 ALI UNIT B 6 16 UNIT A HALL BDRM 2 �0 Z m� ROOF DECK PLATE HT. 2ND FIN. FLR PLATE HT. O ISr Cl00 T ..IN. FLR SECTION SCALE: 1/4"=1'-O" O 10 WALLS UNDER STAIRS AND ANY SOFFIT SHALL BE PROTECTED ON THE ENCLOSED SIDE WITH 5/8" TYPE "X" GYPSUM BOARD. 11 COLUMN BEYOND. SEE STRUCTURAL 12 FOOTING BEYOND. SEE STRUCTURAL. 15 CLA55 "A" 4 -PLY BUILT-UP ROOFING. 14 WALL FRAMING. 15 SKYLIGHT BEYOND. I& STANDING SEAM METAL ROOF. 1"1 42" MIN. BLUMORAFT OLA55 GUARDRAIL. ICG E5R-526q IS 5/8" TYPE 'X' GYP. BD. AT UNDERSIDE OF FLOOR FRAMING TO LIVING SPACE. Iq 1/2" TYPE 'X' GYP. BD. AT DEMISING WALL BETWEEN GARAGE 8 LIVING SPACE. ALL ITEMS ARE NEW (U.N.O.) SECTION SCALE: 1/4"=1'-O" 13 I SECTION SCALE: 1/4"=I' -O"2 SECTION KEY NOTES v z O 0 0 0 OYe" SMOOTH FINISH EXTERIOR GEMENT PLASTER OVER WILLIAM MASON, ARCHITECT INC. A C D COSTA MESA, CALIFORNIA r -i2626 PAPER BACKED METAL LATH WITH "OMEGA" INTEGRAL EMAIL: BillgNilliamMasonArchitect.com ARCHITECT'S STAMP SE. ARCj,/T ?G p,M L.Mq `Cj COLOR AS SELECTED BY OWNER. * DATE 5/18 N AL ♦qTF �� A0 G 2 WINDOW PER SCHEDULE, SHEET A -q DATE REVISION DI 5 DOOR PER SCHEDULE, SHEET A -q PLAN GHEGK 4 ROOF FRAMING. SEE STRUCTURAL. 16 5 CONCRETE SLAB. SEE STRUCTURAL. r 6 FOUNDATION. SEE STRUCTURAL. OWNER: THE 57AVROS OROUF 'i FLOOR FRAMING. SEE STRUCTURAL. NEWPORT BEACH, GA 82660 (q4q) 2q0 -013q PROJECT: 8 SHIP LAP 51DINO BY JAMES HARDIE. I034 K BALBOA BLVD. NEWPORT BEACH, GA q PROVIDE INSULATION AT THE FOLLOWING LOCATIONS SCALE: AS NOTED DATE: 11/15/1-7 PLATE HT. SHOWN: SHEET TITLE: SEC/TIONS SHEET NO. WALL5 R-21 BATT FLOORS R-50 BATT ROOF R-38 SPRAY \ FOAM O 10 WALLS UNDER STAIRS AND ANY SOFFIT SHALL BE PROTECTED ON THE ENCLOSED SIDE WITH 5/8" TYPE "X" GYPSUM BOARD. 11 COLUMN BEYOND. SEE STRUCTURAL 12 FOOTING BEYOND. SEE STRUCTURAL. 15 CLA55 "A" 4 -PLY BUILT-UP ROOFING. 14 WALL FRAMING. 15 SKYLIGHT BEYOND. I& STANDING SEAM METAL ROOF. 1"1 42" MIN. BLUMORAFT OLA55 GUARDRAIL. ICG E5R-526q IS 5/8" TYPE 'X' GYP. BD. AT UNDERSIDE OF FLOOR FRAMING TO LIVING SPACE. Iq 1/2" TYPE 'X' GYP. BD. AT DEMISING WALL BETWEEN GARAGE 8 LIVING SPACE. ALL ITEMS ARE NEW (U.N.O.) SECTION SCALE: 1/4"=1'-O" 13 I SECTION SCALE: 1/4"=I' -O"2 SECTION KEY NOTES v z O 27 0 0 0 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 3276 DAKOTA AVENUE COSTA MESA, CALIFORNIA r -i2626 0: 714.42-1.0688 M: 714.724.3ciciO EMAIL: BillgNilliamMasonArchitect.com ARCHITECT'S STAMP SE. ARCj,/T ?G p,M L.Mq `Cj s 3 C-23759 �Z * DATE 5/18 N AL ♦qTF �� A0 G 0 DATE REVISION DI 12/20/17 PLAN GHEGK OWNER: THE 57AVROS OROUF 10 CORPORATE PLAZA NEWPORT BEACH, GA 82660 (q4q) 2q0 -013q PROJECT: BAL50A I034 K BALBOA BLVD. NEWPORT BEACH, GA PROJECT NO. 1-7.031.00 SCALE: AS NOTED DATE: 11/15/1-7 ISSUED FOR 51D ISSUED FOR CONST. SHEET TITLE: SEC/TIONS SHEET NO. tA-1 27 UNIT A UNIT B SECTION Y SCALE: 1/4"=1'-O" 1 4 2ND FIN. FLR PLATE HT IST FIN._FLR I SECTION SCALE: 1 5 1 SECTION KEY NOTES Q 7- O OYe" SMOOTH FINISH EXTERIOR GEMENT PLASTER OVER WILLIAM MASON, ARCHITECT INC. 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA r -i2626 PAPER BACKED METAL LATH WITH "OMEGA" INTEGRAL EMAIL: BilIgNilliamMosonArchitect.com ARCHITECT'S STAMP SE. ARCj,/T ?G p,M L.Mq `Cj COLOR AS SELECTED BY OWNER. * DATE 5/18 N AL 2 WINDOW PER SCHEDULE, SHEET A -q DATE REVISION 5 DOOR PER SCHEDULE, SHEET A -q C 4 ROOF FRAMING. SEE STRUCTURAL. D A 5 CONCRETE SLAB. SEE STRUCTURAL. 6 FOUNDATION. SEE STRUCTURAL. 10 CORPORATE PLAZA NEWPORT BEACH, CA 82660 (q4q) 2qo-ol5q PROJECT: BAL50A 'i FLOOR FRAMING. SEE STRUCTURAL. NEWPORT BEACH, CA PROJECT NO. 1-7.031.00 SCALE: AS NOTED DATE: 11/15/1-7 ISSUED FOR SID 8 SHIP LAP 51DINO BY JAMES HARDIE. SEC/TIONS SHEET NO. tA- s q PROVIDE INSULATION AT THE FOLLOWING LOCATIONS SHOWN: WALL5 R-21 BATT FLOORS R-50 BATT ROOF R-58 SPRAY I7 FOAM 10 WALLS UNDER STAIRS AND ANY SOFFIT SHALL BE PROTECTED ON THE ENCLOSED SIDE WITH 5/8" TYPE "X" ROOF DECK GYPSUM BOARD. lh 11 COLUMN BEYOND. SEE STRUCTURAL ROOF DECK 12 FOOTING BEYOND. SEE STRUCTURAL. I5 CLASS "A" 4 -PLY BUILT-UP ROOFING. q 4 14 WALL FRAMING. PLATE HT. 15 SKYLIGHT BEYOND. I& STANDING SEAM METAL ROOF. LO 1"1 42" MIN. BLUMCRAFT OLA55 GUARDRAIL. ICC E5R-526q IS 5/8" TYPE 'X' GYP. BD. AT UNDERSIDE OF FLOOR FRAMING 2 O TO LIVING SPACE. I�/IN ITCHEN _ Iq 1/2" TYPE 'XGYP. BD. AT DEMISING WALL BETWEEN GARAGE 8 LIVING SPACE. 14 ALL ITEMS ARE NEW (U.N.O.) 2ND FIN. FLR PLATE HT IST FIN._FLR I SECTION SCALE: 1 5 1 SECTION KEY NOTES Q 7- O 22 0 0 0 ARCHITECTURE PLANNING INTERIORS WILLIAM MASON, ARCHITECT INC. 5276 DAKOTA AVENUE COSTA MESA, CALIFORNIA r -i2626 0: 714.42-1.0688 M: 714.724.3ciciO EMAIL: BilIgNilliamMosonArchitect.com ARCHITECT'S STAMP SE. ARCj,/T ?G p,M L.Mq `Cj s 3 C-23759 �Z * DATE 5/18 N AL ♦qTF �� A0 G 0 DATE REVISION DI 12/20/17 FLAN CHECK OWNER: THE 57AVROS OROUF 10 CORPORATE PLAZA NEWPORT BEACH, CA 82660 (q4q) 2qo-ol5q PROJECT: BAL50A 1054 K BALBOA BLVD. NEWPORT BEACH, CA PROJECT NO. 1-7.031.00 SCALE: AS NOTED DATE: 11/15/1-7 ISSUED FOR SID ISSUED FOR CONST. SHEET TITLE: SEC/TIONS SHEET NO. tA- s 22 Zoning Administrator- February 15, 2018 ITEM NO. 3A - ADDITIONAL MATERIALS RECEIVED STAFF Stravos Residence Coastal Development Permit (PA2017-249) The development is set back approximately 260 feet from the nearest bulkhead. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post - construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is aet-located between the nearest public road and the sea or shoreline. acrd- Adequate vertical access to both the bay and the beach exists on 10P Street and --- 1 1th -11th Street. The increase in land use will not create any additional impacts that require , - Formatted: mitigation. The proposed project will not affect public recreation, access or 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. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Zoning Administrator- February 15, 2018 ITEM NO. 3A - ADDITIONAL MATERIALS RECEIVED STAFF Stravos Residence Coastal Development Permit (PA2017-249) identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 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 net -located between the nearest public road and the sea or aad- Adequate vertical access to both the bay and the beach exists on 10th Stre mitigation. The proposed project will not affect public recreation, access or views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-106, 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 15TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator Formatted: Superscript Formatted: Superscript Zoning Administrator- February 15, 2018 ITEM NO. 1A & 313 - ADDITIONAL MATERIALS RECEIVED Zoning Administrator Draft Minutes of 1-25-2018 and Stravos Residence Coastal Development Permit (PA2017-249) Regarding Item 1 (Minutes of January 25, 2018): * I believe Gregg Ramirez (4 places) is now "Principal" Planner rather than "Senior" Planner, although I don't recall if he was on Jan. 25. * On page 4, Angela "Degroot" should be "DeGroot" (4 places) * On pages 4 and 5 (1 place each), "Karin" Martin should be "Karen" Martin * Also regarding the last public comment on page 5, today's Zoning Administrator hearing is, again, on the City's online calendar, but does not appear under "Meetings" on the home page. Regarding Item 3 (Stavros Residence Coastal Development Permit No. CD2017-106 (PA2017-249)): * The finding on page 3 of 5 of the proposed resolution (that 1034 West Balboa Boulevard "is not located between the nearest public road and the sea or shoreline") is incorrect per the "First Public Road" layer recently added to the City's General Information Map. Yours sincerely, Jim Mosher