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07_Cefalia Residence Coastal Development Permit_PA2017-178
CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Cefalia Residence (PA2017-178) SITE LOCATION: 2123 East Balboa Boulevard Coastal Development Permit No. CD2017-074 APPLICANT: Walt Bushman OWNER: Jim Cefalia PLANNER: Gregg Ramirez, Principal Planner 949-644-3219, gramirez@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 27, 2018 Agenda Item No. 7 • General Plan: RS -D (Single Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -C (Single -Unit Residential Detached)— (10.0-19.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY Request for approval of a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 3,830 square foot, 3 -story home and attached 3 -car garage. The project also includes landscaping, hardscape and drainage. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. 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. CD2017-074 (Attachment No. ZA 1). 08/17/2017 Cefalia Residence Zoning Administrator, February 27, 2018 Page 2 Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development, the anticipated neighborhood pattern of development and is consistent with applicable development standards. • The property is located in an area eligible for a Categorical Exclusion. However, the proposed single-family residence exceeds the 1.5 floor area limit identified in Categorical Exclusion Order (CEO) CE-5-NPB-16-1. The development otherwise complies with all other applicable CEO limits and standards. Additionally, the proposed residence conforms to all applicable development standards (see below) and height is measured from 10.9 feet North American Vertical Datum of 1988 (NAVD88) as the established grade. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans (Attachment No. ZA 3) and illustrated in Table 1 below. Tmp1C. 10/10/17 Table 1 — Development Standards Development Standard Standard f _. Setbacks (min.) Front 6 feet 6 feet Sides 3 feet 3 feet Rear 0 feet 6 inches Allowable Floor Area 4,615 square feet 3,830 square feet Third Floor Area 346 square feet None Open Volume 346 square feet 407 square feet Parkin 2 -car garage 3 -car garage Height 29 feet sloped roof 29 feet sloped roof Tmp1C. 10/10/17 Cefalia Residence Zoning Administrator, February 27, 2018 Page 3 UF. ;-VOM The property is located approximately 100 feet from Newport Harbor and is separated from the harbor by East Balboa Boulevard and a public beach. The project site is not protected by a bulkhead. • The finished floor elevation of the proposed dwelling is 12.04 feet (NAVD88), which complies with the minimum 9 feet (NAVD88) elevation standard. • 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 the CBC prior to building permit issuance. Water Quality • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by AQX Engineering. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a Low Impact Development approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. • The project design addresses water quality with a construction erosion control plan that outlines temporary BMPs to be implemented during construction to minimize erosion and sedimentation and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated. • The proposed development includes a post -construction drainage system with drainage and percolation features designed to retain dry weather and minor rain event run-off onsite. Any water not retained onsite will be directed to the City's storm drain system. Tmpl[: 10/10/17 Cefalia Residence Zoning Administrator, February 27, 2018 Page 4 Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect public recreation, access, or views and will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The residential lot does not currently provide nor inhibit public coastal access. • Vertical access points are located at street -ends throughout Balboa Peninsula. The nearest public access is provided by the public beach directly across East Balboa Boulevard, approximately 60 feet bayward. Additional, public access to the bay and beach is located approximately 1,200 feet south of the site via M Street and Channel Road. • The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. The nearest Public View Point is located at the West Jetty View Park at Peninsula Point, approximately 1,000 feet to the southeast of the project site. Due to the distance of the proposed development from the Public View Point and the project's compliance with height and setbacks, views from this View Point or views of the ocean, beach and harbor from other public spaces will not be impacted by the proposed development. There is no Coastal View Road (segment) on the Balboa Peninsula. • The proposed project is located entirely on private property and there will be no reduction in on -street parking spaces. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,288 -square - foot single-family residence and attached 542 -square -foot 3 -car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the TmpIC 10/10/17 .y. Cefalia Residence Zoning Administrator, February 27, 2018 Page 5 subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Gregg mirez Principal Planner GBR Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Pmplt: 10/10/17 Attachment No. ZA 1 Draft Resolution 08/17/2017 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-074 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 3 -CAR GARAGE LOCATED AT 2123 EAST BALBOA BOULEVARD (PA2017-178) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Walt Bushman ("Applicant'), on behalf of Jim Cefalia ("Owner"), with respect to property located at 2123 East Balboa Boulevard, requesting approval of a coastal development permit. 2. The lot at 2123 East Balboa Boulevard is legally described as Lot 61 of Tract 948. 3. The Applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-family residence the construction of a new 3,830 square foot, 3 -story home and attached 3 -car garage. The project also includes landscaping, hardscape and drainage. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. 4. The subject property is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -C (Single -Unit Residential Detached) — (10.0-19.9 DU/AC) and it is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on February 27, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 12-21-2017 Zoning Administrator Resolution No. ##1## Paqe 2 of 7 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,288 -square - foot single-family residence and attached 542 -square -foot 3 -car garage. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Findinq: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The total proposed floor area, including the residence and enclosed parking, is 3,830 square feet, which complies with the maximum allowable floor area limit of 4,615 square feet. b. The proposed development provides the minimum required setbacks, which are six feet along the front property line abutting East Balboa Boulevard, three feet along each side property line, and zero feet along the rear property line abutting the 20 -foot wide alley. The highest guardrail is less than 24 feet from established grade (10.9 feet North American Vertical Datum of 1988) and the highest ridge is 29 feet from established grade, which complies with the maximum height limitation. The project includes garage parking for a total of three vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The property is located approximately 100 feet from Newport Harbor and is separated from the harbor by East Balboa Boulevard and a public beach. The project site is not protected by a bulkhead. The finished floor elevation of the proposed dwelling is 12.04 feet (NAVD88), which complies with the minimum 9 feet (NAVD88) elevation standard. 12-21-2017 g Zoning Administrator Resolution No. ##1## Paqe 3 of 7 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 5. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by AQX Engineering. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 6. The project design addresses water quality with a construction erosion control plan that outlines temporary BMPs to be implemented during construction to minimize erosion and sedimentation and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect public recreation, access, or views and will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The residential lot does not currently provide nor inhibit public coastal access. 2. Vertical access points are located at street -ends throughout Balboa Peninsula. The nearest public access is provided by the public beach directly across East Balboa Boulevard, approximately 60 feet bayward. Additional public access to the bay and beach is located approximately 1,200 feet south of the site via M Street and Channel Road. 3. The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. The nearest Public View Point is located at the West Jetty View Park at Peninsula Point, approximately 1,000 feet to the southeast of the project site. Due to the distance of the proposed development from the Public View Point and the project's compliance with height and setbacks, views from this View Point or views of the ocean, beach and harbor from other public spaces will 12-21-2017 9 Zoning Administrator Resolution No. #### Paqe 4 of 7 not be impacted by the proposed development. There is no Coastal View Road (segment) on the Balboa Peninsula. 4. The proposed project is located entirely on private property and there will be no reduction in on -street parking spaces. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-074, 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 27TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator 12-21-2017 10 Zoning Administrator Resolution No. ##1## Paqe 5 of 7 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 3. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity. 4. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 5. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 6. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. 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. 12-21-2017 11 Zoning Administrator Resolution No. ##1## Paqe 6 of 7 11. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 12. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development 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. 13. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 14. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 15. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 17. Coastal Development Permit No. CD2017-074 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. 18. 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 Cefalia Residence including, but not limited to, Coastal Development Permit No. CD2017-074 (PA2017-178). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/orthe parties initiating or bringing such 12-21-2017 12 Zoning Administrator Resolution No. #### Paqe 7 of 7 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. iz-zi-zon i3 Attachment No. ZA 2 Vicinity Map 08/17/2017 14 VICINITY MAP Coastal Development Permit No. CD2017-074 PA2017-178 2123 East Balboa Boulevard 15 Attachment No. ZA 3 Project Plans 08/17/2017 10 CT DA A: OE-kMiL NOTES:'. ...... SHEET INDEX. PROJECTCONSULTANTS: ojGCRC, CBC, CEC, i. 'ALL CONSTRUCTION SHALL COMPLY WITH THE 2 -CPC, CMC AND ALL LOCAL CODES AND ORDINANCES, Al SITE PLAN, ROOF PLAN, PROJECT INFORMATION, GENERAL NOTES LOT. ------- A STAMPED SET OF APPROVED PLANS SHALL BE KEPTATTHE JOBSITEATALLTH S.� DESIGNER: WALT BUSHMAN - CUSTOM HOME DESIGN A1.1 - RES. MIN. CONST. REQUIREMENTS i TRACT: -<-it CONTRACTOR SHALL VISIT THE JOB SITE ANDNTRIFY ALL EXISTING CONDITIONS AND D IMENSIONS PRIOR THE START OF CONSTRUCTION. (Desi Profmional WB & LEO 4. ANY DISCREPANCIES BETWEEN THE DRAWINGS AND ACTUAL SITE CONDITIONS SHALL BE BROUGHTTO THE ATTENTION OF. THE OWNER: CALIF. GREEN BUILDING REQUIREMENTS 2480 SANTA ANAAVE. AND DESIGNER PRIOR TO PROCEEDING WITH CONSTRUCTION.' in regponsible charg-el COSTA MESA, CA. 92627 ES F 1. - : . . , . . -..! ! @) 5. THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING ANY ON-SITE UTILITIES A2 FLOOR PLANS, DOOR & WINDOW SCHEDULES 90M DAMAGE DURING THE COURSE.OF CONSTRUCTION; . I (949)274-0824 16. WRITTEN. DIMENSIONS TAKE PRECEDENCE OVER SCALED"DIMENSIONS.. EXT. ELEVATIONS, BUILDING SECTION A -A, STONE VENEER DETAIL LOTISIZE: ?-17 6,24P DONbTSCALEDRAWINGS. A3 7; THE CONTRACTOR SHALL PROVIDE ALL NECESSARY PERMITS AND INSPECTIONS OTHER THAN PLAN CHEC . KAND BUILDING PERMIT FEES A4 STAIR SECTION A -A, HANDRAIL/ GUARDRAIL DETAILS, ELEVATOR DETAIL PROVIDED BY THE OWNER. EN STRU-CIIMAL -GINEER:, QIANGXIAO - AQX ENGINEERING, INC. 8.. ALL EQUIPMENT, WORK AND MA . TERIALS SHALL COMPLY WITH AL I LAPPLICABLE CODES AND GO A5 -POWER LIGHTING PLANS 1520 BROOKHOLLOW 1 DESCRIPTIONDF USE:: GOVERNING AGENCIES.! DR. #45 SINGLE FAMILY RESIDENCE. 9.. -, THE CONTRACTOR SHALL MAINTAIN LIABILTIY INSURANCE To PROTECT HIMSELF AND HOLD THE DESIGNER AND OWNER HARMLESS. TS - TOPO SURVEY SANTA ANA, CA. 92705 OCCUPANCY GROUP: R -$/IT d4 CU : FROM ANY AND ALL CLAIMS FOR DAMAGES FOR INJURY OR PROPERTY DAMAGE DURING THE COURSE OF THE CONTRACT.(714)662-0510 .0 FIRE INSURANCE SHALL BE MAINTAINED BY THE OWNER. CONSTRUCTION TYPE: V -B.' 10. TEMPORARY POWERAND WATER,.WORKERS! TOILET FACILITIES AND MATERIAL STORAGE SHALL BE PROVIDED BY THE CONTRACTOR. SN1 & 2 - STRUCTURAL GENERAL NOTES CODE: 2016 EDITION CBC CEC, CPC; CMCAND 2016 CALIF.:ENERJGY CODE t �11.: THE CONTRACTOR SHALL PROTECTALL FINISHED WORK AND ADJACENT SURFACES FROM.DAMAGE DURING THE COURSE OF CONSTRUCTION i Sl - FOUNDATIONPLAN CIVIL ENGINEER: QIANGMAO - AQX ENGINEERING, INC. 4-J &201ro CALIF. RESIDENTIAL CODE &401,��CALIF.'GREEN BUILDING n1 1520 BROOKHOILOW DR. #45 CL AND SHALL REPLACE AND/OR REPAIRANY AND ALL DAMAGE CAUSED BY THE WORKERS' 12. ALL CONSTRUCTION WASTE &DEBRIS MUST BE CONTAINERIZED ATALL TIMES. UPON C' S2 - 2 FLOOR FRAMING PLAN CODE OMPLETION OF THE WORKALLAREAS' 0 SANTAANA, CA. 92705 SPRINKLERS:: This buildingilt shall I "th4'fir'. id SHALL BE LEFT BR6OM'CLEAN AND ALL DEBRIS SHALL, BE REMOVED FROM THE SITE. S3 - ROOFFRAMINGPLAN (714)662-0510 FIRE 13. ;DIMENSIONS SHOWN ON FLOOR PLANS, SECTIONS AND DETAILS ARE TO FACE OF STUDS, CENTERLINE OF COLUMN, FACE OF s a e�eqtnppe( wi e spdn er system FACE OF CONCRETE UNLESS NOTED OTHERWISE MASONRY,,, SDl-SD6 - STRUCTURAL DETAILS in accordance with 14FPA 1�6 ' b inklei permit-: 0 tain fire sph 'prior to calling for roof sheathin msb 14. DOOR LOCATIONS NOT ESTABLISHED BYDIMEN$IONS SHALL BE CENTERED IN WALL OR BE LOCATED 41/2" FROM ADAJACENT WALL To ALLOW FOR DOOR CASING.. T24-1&2 TITLE 24 ENERGY ANALISIS 15."NAILING FOR DIAPHRAms AND SHEAR WALLS MUST BE INSPECTED PRIOR TO COVERING. 0 .16., NAILING INSPECTION IS REQUIRED FOR ALL DRYWALL AND LATH AFTER INSTALLATION BEFORE TAPING AND FINISHING. 7 M. SHALL BE Cl -GRADIN PLAN GEN. NOTES . ........... . . . . ............ . A -)-R-ES' CORNER BEADS TO BE TOBE3/8"MAXIMU DRYWALL -S Ch NAILED. DRYWALL BOARD SPACING NAILED TO ALL STUDS AND TO TOP AND BOTTOM PLATES. C2 - PRECISE GRADING PLAN 1. Please note on plan: "ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT H ll:14 17. PROVIDE HOUSE STREET NUMBER VISIBLEAND'LEGIBLE FROM STREET. DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE ENERGY STANDARDS TITLE 24, PART 6. C3 -SECTION DETAILS COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AG TEL na :18. 714IS RESIDENCE COMPLIES WITH STATE ENE AGAINST H W E i-19. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY C4 -EROSION CONTROL PLAN RESIDENCE To cowumrm 2616CBC REGARDING PROTECTION OF PEDESTRIANS DUCONSTRUCTION. RiNG,' ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT." Ll -LANDSCAPE PLANTING PLAN 2. Please note on plan: "PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN L2 - IRRIGATION PLAN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT." L3 - IRRIGATIONDETAILS ....... . ......... .... . ...... . ... .. 1% Recycle and/or salvage for reuse a minimum of 65% of the nonhazardous construction and demolition L4'IRRIGATIONDETAILS.. ... . ..... . .......... --- -------- - waste in accordance with Section 4.408.1 CalGreen Code. r hit, L5 IRRIGATION NOTES, PLANTING DETAILS .... .... ... ....... .... ...... - .. . ........ SCOPE OF WORK: (07�0�� �Lr 21Y) ......... - -------- NEW SINGLE FAMILY RESIDENCE (TWO STORY) 4BEDROOMS74BATHROOMS D - Please Co ase S -n NOT le 0 'M * E T on RELIEVE 6' C R713Y THE CITY NEWPORT BEACH MIT REQUIREMENTS T, ,; To nRRj=RVr LEGAL IRFMFN SERV COVENANTS, 9 0 TT T' PROPERTY OR U Y ASSOCIATIONS P PERMIT . " 2. Please note on plan: ENCROACHMENT 0 C M1 _ N R A H =NT Rec�cl; and/or s Iv waste 1 accordance — ------- --------- 4ATrACt4f:P ?_4A 5tucco !r coag. ...... . ---- -- i screeded Weep nire 2123 E. BALBOA BLVD. SQUARE FOOTAGE! Scratch - \ n _�3 CAR GARAGE= X5 jl Water exits from 4 in. min. to 00il 6610c, not, 2 in. min. to through holes � - / 11 6rtr ec>. WEEP SCREED DETAIL N.T.S. . . . ...... . .... .... . . ... . . ..... . . .. . .. ........ . .. Y no Scale Enclosed rafter spaces shall have cross ventilation Formbsepai.teipam,thei6wnet fi6ev,,eng shall not be less than 11150 of the area of the space ventilated, the total area is permitted to be re Woo, provided at least 40% and not more than 50% of the required ventilating area is located in I portion of the space to be ventilated at least 3' above eave or cornice vents with the balance of the 4botilation provided by cave or cornice vents. Vent openixkgssWbeprovidedvdthcorrosion-resit 000h vatb 1116" minimutn to 1/4" rnaximtia &4ftt%=ofs:l-i:nchairsp=mustbem bMm the insulation -and the roof sbeallftaftlocaftm of the vents. CRCRM . .... . ..... . .... .. - -------- -- e-1 b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements: I. Shower Heads: 2.0 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush 31. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 32. The water heater burner to be at least 18 inches above the garage floor, if located in a FIREPLACE: MAXIMUM FLOW RATE HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE ! 67. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC Less than 5 feet 19. All fireplaces i 210.11(C) (2)). None 12. a. Factory -built fireplaces, chimneys and all of their components shall be listed and, 68. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.) r wwPORr -yo4�t 5 feet or more, but not more than one-fourth the height of constructioi installed in accordance with their listing and manufacturer's Installation g More than 8 feet CITY OF NEWPORT BEACH Barrer instructions. (CRC R1004.1) FOUNDATION: sH• ' u. d', COMMUNITY DEVELOPMENT DEPARTMENT 13. b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA's Voluntary Fireplace Program Phase 2 emissions level and be in accordance with the 69. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above rnn% U 4F` BUILDING DIVISION Single -ply roof membrane adhesives California Green Building Standards Code, Chapter 4, and Division 4.5. the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2) ' '-` `1•.;:- 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 SPECIALTY APPLICATIONS . C. Decorative shrouds shall not be installed at the termination of factory -built 70. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative -treated www.newoortbeachca.gov 949 644-3:?00 - I ( ) 1 CPVC welding chimneys except where such shrouds are listed and labeled for use with the wood shall be of hot -dipped zinc -coated galvanized steel, stainless steel, silicon bronze DWV drainage fittings. (CPC 1101.4 and & 706.0) Plastic cement welding specific factory -built chimney system and are installed in accordance with or copper. (CRC R317.3, CBC 2304,10,5.1) RESIDENTIAL Contact adhesive manufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.2.4) 71, Anchor bolts shall include steel plate washers, a minimum of 0.229" x 3" x 3" in size, CONSTRUCTION MINIMUM REQUIREMENTS 20. Solid fuel burning fireplaces: between sill plate and nut. (CRC R602.11.1, CBC 2308.3.2, Acceptable alternate SDPWS All hose bibbs are to have vacuum breakers. (CPC 603.5.7) SUBSTRATE SPECIFIC APPLICATIONS a, Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid 4.3.6.4.3) Applicable Standards: 2016 California Residential Code (CRC); 2016 California Building Plastic foams fuel burning fireplace. 40. Code (CBC); 2016 California Plumbing Code (CPC); 2016 California Electrical Code (CEC); Wood b. Solid fuel burning fireplace must comply with the California Energy Standards Fiber lass 2016 California Mechanical Code (CMC); 2016 Building Energy Efficiency Standards Rust preventative coatings - mandatory measures. 41, (BEES); 2016 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NEMC) Specialty rimers sealers and undercoaters C. Chimney shall extend at (east 2 ft. higher than any portion of the building within 10 ----- Table 703.2) Stone consolidants ft., but shall not be less than 3 ft. above the highest point where the chimney 42. Provide gas line with a min capacity of 200,000 btu for water heater. (Cal Energy Code Traffic marking coatings passes through the roof. (CRC R1003.9) Tub and tile refinish coatin s GENERAL: .Waterproofingmembranes d. Liquid fueled fireplaces are not allowed for interior use. 43. 1. Residential building undergoing permitted alterations, additions or improvements shall 4 21. Direct vent gas appliance fireplace: Zinc -rich primers replace non-compliant plumbing fixtures with water -conserving plumbing fixtures meeting f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is 44. the requirements of 2016 California Green Building Standards Code, Section 4.303. a. Direct vent sealed -combustion gas appliance fireplace must comply with the Cal Plumbing fixture replacement is required prior to issuance of a certificate of occupancy or Green code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1) 45. final inspection by the Chief Building Official. (Civil Code; Section 1101.1 et seq., NBMC g: Glazing in guards and railings. 15.11.010) MECHANICAL: All doors from the house into the pool area shall be equipped with an approved alarm or 2. Issuance of a building permit by the City of Newport Beach does not relieve applicants of 22. Rooms containing bathtubs, showers, spas and similar fixturesshall be provided with an an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) 1 the legal requirements to observe covenants, conditions and restrictions, which may be ______._. .__-_._... _ _...... . exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2,11.2, recorded against the property or to obtain plans. You should contact your community terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1203.5.2.1, CMC i 47. j associations prior to commencement of any construction authorized by this permit. 402.5) 3. Prior to performing any work in the city right-of-way an encroachment permit must be 23. Where water closet compartment is independent of the bathroom or shower area, a fan obtained from the Public Works Department. will be required in each area. Bathrooms shall have an exhaust fan with humidity control 1 48. Edison Company approval is required for meter location prior to installation. sensor, min. 50 CFM capacity. (CRC R303.3.) 49. 4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 24. Where whole house fans are used in bathroom areas, the fan must run continuously and 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces '. shall not be tied to a humidity control sensor. (Cal Green 4.506.1) I 50. shall be seven feet, except that the front four feet may have; a minimum vertical clearance appliance. of four feet. (NEMC 20.40.090 A 4) 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 51. All lighting is required to be high efficacy. (California energy code section 150. (k) and degree elbows. (CMC 504.4.2.1) 6. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 907.2.11.6. 52. 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1, 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into 4.408.3) building, and 10 feet from a forced air inlet. (CMC 502.2.1) 53. 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head 27. Mechanical equipment shall be installed per the manufacture's installation instructions. 54. clearance shall be 6"-8" measured vertically from the sloped line adjoining tread nosing. (CMC 303.1) (CRC 311.7.2) 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 8. Advisory Note: Homeowners Association (HOA) approval may be required for this 29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 55. improvement. 150.1-A.) 9. Additional permits are required for detached structures including but not limited to: 17. �_. - "" ""' "� "" - -- 56. a. Accessory structures, detached patio covers, and trellises, PLUMBING: Gain Coefficient (SHGC=0.25 max) values in accordance with T-24 energy calculations. b. Masonry or concrete fences over 3.5 ft. high, i All fenestrations must have temporary and permanent labels. C. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the 30. Plumbing Fixtures: GENERATOR: wail. } a. New Construction & Addition/Alterations that increases condition space area, Hand operated construction tools powered by electricity must use power provided by ^_ CONSTRUCTION: (C)) volume, or size (Cal Green 4.303.1): Southern California Edison through a temporary pole or available outlet. In the rare case 10. Pedestrian protection adjacent to public way to be as follows: Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC 240.24 (D) I. Comply with CAL Green Mandatory Requirements where electricity is not readily available and a portable temporary generator is necessary, b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements: I. Shower Heads: 2.0 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush 31. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 32. The water heater burner to be at least 18 inches above the garage floor, if located in a CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS MAXIMUM FLOW RATE HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED 33. Less than 5 feet Construction railings 8 feet oI less 5 feet or more None 12. Less than 5 feet Bartter and covered walkway Water heaters to be strapped at top and bottom with 1 1/�' x 16 gauge strap with 3/8" 5 feet or more, but not more than one-fourth the height of constructioi Bander and covered walkway More than 8 feet 5 feet or more, but between one-fourth and one-half the height of construction Barrer cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 5 feet or more, but exceeding one-half the height of construction None b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements: I. Shower Heads: 2.0 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush 31. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 32. The water heater burner to be at least 18 inches above the garage floor, if located in a Required Required Setback pantry, must have a min of 2 e Ica a p Time in UseSetback from from Adjacent i 61. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) Hours Property Line Structures 0 -1 da 10 feet 5 feet 62. Kitchen counter tops must have receptacle outlets so no point along the counter walls is > 1 da 20 feet 5 feet more than 24 inches from a receptacle. (CEC 210.52 (C)) 63. Island and peninsular counter tops must have at least one receptacle. C. If the minimum distance cannot be achieved, there the generator shall be located (CEC 210.52(C)( 1),(2),and (3)) the most extreme distance practical to inhibit noise. Other methods to inhibit noise 64. The spacing for general receptacle outlets must be located so that no point on any wall, may be utilized when practical. fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a 65. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) temporary power pole. 66. Garages shall have at least one receptacle for each car space on the interior. The branch e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 Monday through Friday. No use on the weekends or federal holidays. (G) (1). Il CALGREEN - RESIDENTIAL MINIMUM REQUIREMENTS Scope 1. 2016 Califormia Green Building Standards Code (CG) Is applicable to all new residential buildings, Including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of dwellings containing sleeping accommodations with or without common toiletsr o cooking facilities regulated by the Department of Housing and Community Development (HCD-1). (NEMC 15.11.010, CG Section 101.3.1). 2. 2016 California Green Building Standards Code (CG) is applicable to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area volume or size. The requirements q smarts shall apply only to and/or within the specific area of the addition or alteration. (301.1.1) Energy Efficiency 3. New one and two family dwellings and townhouses with attached private garages shall install a listed nominal 1 inch inside diameter raceway to accommodate a dedicated 208/240 volt branch circuit. (4.106.4.1) a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet, box, or enclosure In close proximity to the proposed location of an EV charger. b. The service panel or subpanel shall provide capacity to Install a minimum 40 ampere dedicated branch circuit and space reserved for installation of a branch circuit overcunent protective device. c. The service panel or subpanel circuit directory shall Identify the overcurrent protective devices space reserved for future EV charging as "EV CAPABLE." d. The raceway termination location shall be permanently and visibly marked as "EV CAPABLE." Material Conservation and Resources Efficienev 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and fittings shall comply with the following (4.303.1): FIXTURE TYPE FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million MAXIMUM FLOW RATE garage. (CPC 507.13) 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base 33. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection of Residential Lavatory Faucets sheathing. (CRC R703.7.3, CBC 2510.6) a 60 psi water heaters located in garage. (CPC 507.13.1) 12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved 34. Water heaters to be strapped at top and bottom with 1 1/�' x 16 gauge strap with 3/8" @ 60 psi equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall be 0.25 diameter. X 3" lag bolt each end. (CPC 507.2) Water Closets cement board or cement plaster. (CRC R307.2, CBC 1210.2.3) 35. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC 0.5 701.2(2) (a). and 903.1.1) Single -ply roof membrane adhesives 2406.4) 36. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) SPECIALTY APPLICATIONS . a. Swinging, bi-fold; and sliding doors. 37. Roof and deck drain systems inside the building are required to be installed with directional CPVC welding b. When located within 60 inches above the floor of wet surfaces such as tubs, ABS welding DWV drainage fittings. (CPC 1101.4 and & 706.0) Plastic cement welding showers, saunas, steam rooms, or outdoor swimming pool. 38. Cleanouts are required within 2 feet of the connection between the interior roof and deck Contact adhesive C. Glazing adjacent to doors: Special purpose contact adhesive drain piping system, and the exterior onsite storm drain system. (CPC 1101.13) j I. Within a 24 inch arc of either vertical edge cf doors and within 60 inches of 39. All hose bibbs are to have vacuum breakers. (CPC 603.5.7) SUBSTRATE SPECIFIC APPLICATIONS walking surface. Metal to metal 30 Plastic foams ii. Where the glazing is on a wall perpendicular to the plane of the door in a 40. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3. Wood closed position and within 24 inches of the hinge side of an in -swinging Fiber lass (CPC Table 703.2) Rust preventative coatings - door. 41, The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Specialty rimers sealers and undercoaters d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than Stains Table 703.2) Stone consolidants 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. 42. Provide gas line with a min capacity of 200,000 btu for water heater. (Cal Energy Code Traffic marking coatings e. Glazingwhere the bottom exposed edge of the glazing is less than 36 inches P 9 3 Tub and tile refinish coatin s 150.0(n)) .Waterproofingmembranes above the plane of the adjacent walking surface of stairways, landings between 43. Provide a condensate drain no more than 2 inches above the base of the water heater Wood preservatives flights of stairs and ramps. Zinc -rich primers space. (Cal Energy Code 150.0 (n)) f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is 44. Provide a straight vent pipe from the water heater space to the outside termination from less than 36 inches above the landing and within 60 inches horizontally of the the water heater space. (Cal Energy Code 150.0 (n)) bottom tread. 45. Insulate all hot water pipes. (Cal Energy Code 150.0 0) (2), and CPC 609.11). g: Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or I 46. Isolation valves are required for tankless water heaters on the hot and cold supply Tines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (7)) an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) ______._. .__-_._... _ _...... . 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2,11.2, ELECTRICAL: 907.2.11.3 & 907.2.11.4): i 47. Electrical service to be underground for new construction, replacement building, or a. In each sleeping room. addition to an existing building exceeds fifty (50) percent of the, gross floor area of the b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. existing building. (NBMC 15.32.015) C. On each additional story, including basements and habitable attics. 1 48. Edison Company approval is required for meter location prior to installation. d. Not less than 3 feet horizontally from the door cr opening of a bathroom that 49. Field inspectors to review and approve underground service requirement prior to concrete contains a bathtub or shower. placement. e. A minimum of 20 feet horizontally from any permanently installed cooking I 50. Service equipment and subpanels to have a min 30" wide by 36" deep clear work appliance. space.(CEC 110.26) i f. Smoke alarms shall be hardwired with battery back. -up and interconnected unless 1 51. All lighting is required to be high efficacy. (California energy code section 150. (k) and exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 & Table 150.0 -AJ 907.2.11.6. 52. Provide a listed 1 inch raceway to accommodate a dedicated 208/240 -volt circuit for future 16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): electrical vehicle (EV) charger. (Cal Green 4.106.4) a. Outside of each sleeping area in the immediate vicinity of the bedroom(s). 53. All receptacle outlets are required to be listed tamper resistant (CEC 406.12 and 250.52) b. On every level of the dwelling unit including basements. 54. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 C. Where a fuel -burning appliance is located within a bedroom or its attached amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12) bathroom, a carbon monoxide alarm shall be installed within the bedroom. 20 circuit is required fora bathroom. (CEC Carbon monoxide alarms shall be hardwired with battery back-up and interconnected 55. At a minimum, one dedicated amp unless exempted in accordance with CRC R315. 210.11(C)(3)) 17. All fenestrations on windows and doors shall have U -factors (0.32 max) and Solar Heat 56. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch ' Gain Coefficient (SHGC=0.25 max) values in accordance with T-24 energy calculations. circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet All fenestrations must have temporary and permanent labels. of a bathtub or shower stall. (CEC 210.8) TEMPORARY GENERATOR: 57. Receptacle outlets are not allowed within or over a bathtub or shower stall (CEC 406.9 18. Hand operated construction tools powered by electricity must use power provided by (C)) Southern California Edison through a temporary pole or available outlet. In the rare case 58. Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC 240.24 (D) where electricity is not readily available and a portable temporary generator is necessary, and (E). then the following restrictions must be adhered to: 59. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors a: Must be portable and may be easily relocated. must use a two pole circuit breaker or an identified handle tie. (CEC 210.4(B)) Group non - b. Temporary generators are to be located a minimum distance from any property cable circuits in panel (CEC 210.4(D)) line according to the following table: 60. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and d d' t d 20amcircuits (CEC 210 52 (13)(1) Required Required Setback pantry, must have a min of 2 e Ica a p Time in UseSetback from from Adjacent i 61. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)) Hours Property Line Structures 0 -1 da 10 feet 5 feet 62. Kitchen counter tops must have receptacle outlets so no point along the counter walls is > 1 da 20 feet 5 feet more than 24 inches from a receptacle. (CEC 210.52 (C)) 63. Island and peninsular counter tops must have at least one receptacle. C. If the minimum distance cannot be achieved, there the generator shall be located (CEC 210.52(C)( 1),(2),and (3)) the most extreme distance practical to inhibit noise. Other methods to inhibit noise 64. The spacing for general receptacle outlets must be located so that no point on any wall, may be utilized when practical. fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)) d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a 65. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) temporary power pole. 66. Garages shall have at least one receptacle for each car space on the interior. The branch e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 Monday through Friday. No use on the weekends or federal holidays. (G) (1). Il CALGREEN - RESIDENTIAL MINIMUM REQUIREMENTS Scope 1. 2016 Califormia Green Building Standards Code (CG) Is applicable to all new residential buildings, Including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of dwellings containing sleeping accommodations with or without common toiletsr o cooking facilities regulated by the Department of Housing and Community Development (HCD-1). (NEMC 15.11.010, CG Section 101.3.1). 2. 2016 California Green Building Standards Code (CG) is applicable to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area volume or size. The requirements q smarts shall apply only to and/or within the specific area of the addition or alteration. (301.1.1) Energy Efficiency 3. New one and two family dwellings and townhouses with attached private garages shall install a listed nominal 1 inch inside diameter raceway to accommodate a dedicated 208/240 volt branch circuit. (4.106.4.1) a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet, box, or enclosure In close proximity to the proposed location of an EV charger. b. The service panel or subpanel shall provide capacity to Install a minimum 40 ampere dedicated branch circuit and space reserved for installation of a branch circuit overcunent protective device. c. The service panel or subpanel circuit directory shall Identify the overcurrent protective devices space reserved for future EV charging as "EV CAPABLE." d. The raceway termination location shall be permanently and visibly marked as "EV CAPABLE." Material Conservation and Resources Efficienev 4. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or other similar method. (4.406.1) 5. Utilize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (4.408.1, 4.408.3) Water Efficiency and Conservation 6. New residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with City's water efficient landscape ordinance. (4.304.1, NBMC 14.17) 7. Plumbing fixtures and fittings shall comply with the following (4.303.1): FIXTURE TYPE FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million MAXIMUM FLOW RATE Single Showerheads 2.0 gpm @ 80 psi Multiple Showerheads Combine flow rate of 2.0 m 80 si Residential Lavatory Faucets 1.2 gpm a 60 psi Common and Public use Lavatory Faucets 0.5 gpm a60 psi Kitchen Faucets 1.6 Elpm @ 60 psi Metering Faucets 0.25 allons er c ole maximum Water Closets 1.28 allons/flush Wall Mounted Urinal 0.125 allons/flush All Other T es of Urinal 0.5 allons/flush I. movuae mng,e Ono uum seen waver uosao com an enactive Iluab rate of 1.Ta gallons of less when tested Par ASME A122,19.233.2 for single flush and ASME At 12.19.14 for dual flush toilets. 2. Lavatory faucets shall not have a flow rete leas than 0.8 gpm at 20 pal. Environmental Quality 8. Moisture content of building materials used in wall and floor framing is checked before enclosure according to one of the following (4.505.3): a. Moisture content shall be determined with either a probe -type or contact -type moisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece to be verified: c. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. 9. Aerosol paints and coatings shall meet the Product -weighted MIR Limits for ROC in Section 94522(a)(2) and other toxic requirements In Sections 94522(e)(1) and (f)(1) of the California Code of Regulations, Title 17; commencing with Section 94520. (4.504.2.3) 10. Carpet and carpet systems shall be compliant with of the following (4.504.3): a. Carpet and Rug Institute's Green Label Plus Program. b. California Department of Public Health Specification 01350. c. NSF/ANSI 140 at the Gold level. d. Scientific Certifications Systems Indoor AdvantageTM Gold 11. Minimum 80% of floor area receiving resilient flooring shall comply with one of the following (4.504.4): a. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) High Performance Product Database. b. Products certified under UL GREENGUARD Gold. c. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program. d. California Department of Public Health Specification 01350. 12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forth In Table 4.504.1 or Table 4.504.2. (4.504.2.1) ADHESIVE VOC LIMIT 1,2 Less Water and Less Exempt Compounds in Grams per Litar FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million ARCHITECTURAL APPLICATIONS VOC LIMIT Indoor carpet adhesives 50 Carpet pad adhesives 50 Outdoor carpet adhesives 150 Wood flooring adhesive 100 Rubber floor adhesives 60 Subfloor adhesives 50 Ceramic the adhesives 65 VCT and asphalt tile adhesives 50 Drywall and panel adhesives 50 Cove base adhesives 50 Multipurpose construction adhesives 70 Structural glazing adhesives 100 Single -ply roof membrane adhesives 250 Other adhesives not specifically listed 50 SPECIALTY APPLICATIONS . 760 PVC welding510 100 CPVC welding 490 ABS welding 325 Plastic cement welding 250 Adhesive primer for plastic 550 Contact adhesive 80 Special purpose contact adhesive 250 Structural wood member adhesive 140 Top and trim adhesive 250 SUBSTRATE SPECIFIC APPLICATIONS 250 Metal to metal 30 Plastic foams 50 Porous material (except wood 50 Wood 30 Fiber lass 80 ,. a an aunasr+a,s use. Or Dona msmmnar suosuaros rogemen me eanoswo wlm Ina highest Vol; content shall be allowed, 2_ For additional information regarding methods to measure VOC content specified In table, sae South Coast Air Quality Management Diamct Rule 1166. SEALANT VOC LIMIT Less Water and Less Exempt Compounds In Grams er Lifer FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million SEALANTS . VOC LIMIT Architectural 50 250 Marine deck Nonflat-hi h gloss coatings 760 Nonmembrane roof 0.05 300 Roadway Basementspecialty coatings 250 Single -ply roof membrane 50 450 Other Bond breakers 420 Concrete curing compounds SEALANT PRIMERS Concretelmasonry sealers Architectural .Nonporous Porous Driveway sealers 250 775 Modified bituminous 150 500 Marine deck Fire resistive coatings 760 Other 100 750 13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set forth in Table 4.504.3. (4.504.2.2) VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS (Grams of VOC per Liter of Coating, Less Water and Less Exempt Compounds) FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million COATING CATEGORY VOC LIMIT Flat coatin s 50 Nonflatcoatings 100 Nonflat-hi h gloss coatings 150 Specialty Coatings 0.05 Aluminum roof coatings 400 Basementspecialty coatings 400 Bituminous roof coatings 50 Bituminous roof primers 350 Bond breakers 350 Concrete curing compounds 350 Concretelmasonry sealers 100 Driveway sealers 50 Dry fog coatings 150 Faux finishing coatings 350 Fire resistive coatings 350 Floor coatings 100 Form -release compounds 250 Graphic arts coatings (signpaints) 500 Hi h temperature coatings 420 Industrial maintenance coatings 250 Low solids coati n s 120 Ma nesite cement coatin s 450 Mastic texture coatings 100 Metallic pkimented coatings 500 Multicolor coatincis 250 Pretreatment wash primers 420 Primers, sealers, and undercoaters 100 Reactive penetrating sealers 350 Recycled coatings 250 Roofcoatin s 50 Rust preventative coatings - 250 Shellacs Clear Opaque 730 550 Specialty rimers sealers and undercoaters 100 Stains 250 Stone consolidants 450 Swimming pool coatings 340 Traffic marking coatings 100 Tub and tile refinish coatin s 420 .Waterproofingmembranes 250 Wood coatings P75 Wood preservatives 350 Zinc -rich primers 340 I. prams or vuc per nmr or woung. Including ureter and Including exempt compounds, 2. The specified limits remain In effect unless revised limits are listed In subsequent columns In the table. 3. Values In this table are derived from those specified by the California Air Resources Board, Architectural Coatings Suggested Control Measure, February 1, 2000. More Information Is available from the Air Resources Board. 14. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior or exterior of the building shall comply with low formaldehyde emission standards as set forth In Table 4.504.5 below (4.504.5): 1. vamas In mIs table are cleaved from mase specified by the Celifamle Air Resources Board, Air Tdxlcs Control Measure for Composite Wood as tested In accordance with ASTM E 1333.96(2002). For additional information, sea Callromle Code of Regulations, Tb a 17. Sections 93120 through 93120.12 2. Thin medium density fiberboard has a maximum thickness of 6/16 Inch IS mm). 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506.1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential Load Calculation),. ASHRAE handbooks or equivalent design methods. b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant Or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth In Tables 4.504.1, 4,504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products used comply with formaldehyde limits asset forth in Tables 4 504 5 14 504 51 23. Documentation which shows compliance with CAL Green code including construction documents, - plans, specifications, builder or installer certification, and inspection reports and verification shall be [� available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to n. the Building Inspector prior to final building inspection. (Section 703.1)x' FORMALDEHYDE LIMITS Maximum formaldehyde Emissions in Parts per Million PRODUCT LIMIT Hardwood.p.lywood veneer core 0.05 Hardwood plywood corn cella core 0.05 Particleboard 0.09 Medium density fiberboard 0.11 Thin medium density fiberboard 0.13 1. vamas In mIs table are cleaved from mase specified by the Celifamle Air Resources Board, Air Tdxlcs Control Measure for Composite Wood as tested In accordance with ASTM E 1333.96(2002). For additional information, sea Callromle Code of Regulations, Tb a 17. Sections 93120 through 93120.12 2. Thin medium density fiberboard has a maximum thickness of 6/16 Inch IS mm). 15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the building inspector to reduce the amount of water, dust and debris, which may enter the system until final startup of the HVAC equipment. (4.504.1) 16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of whole house ventilation system, fans must be controlled by a humidity control capable of adjustment between a relative humidity rage of less than or equal to 50% to maximum 80%. (4.506.1) 17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2): a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2011 (Residential Load Calculation),. ASHRAE handbooks or equivalent design methods. b. Size duct systems according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential Equipment Selection) or other equivalent design software or methods Installer and Special Inspector Qualifications 18. HVAC system installers shall be trained and certified or work under direct supervision of trained and certified installers in the proper installation of HVAC systems. (702.1) 19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they are inspecting. (702.2) Documentations 20. An operation and maintenance manual, CD, web -based reference or other approved media shall be provided by the builder to the building occupant Or owner at the final inspection. It shall include operation and maintenance instruction of the equipment and appliances. (4.410.1) 21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forth In Tables 4.504.1, 4,504.2, & 4.504.3. (4.504.2.4) 22. Documentation shall be provided to verify that composite wood products used comply with formaldehyde limits asset forth in Tables 4 504 5 14 504 51 23. Documentation which shows compliance with CAL Green code including construction documents, - plans, specifications, builder or installer certification, and inspection reports and verification shall be [� available at the final inspection. (703.1) 24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to n. the Building Inspector prior to final building inspection. (Section 703.1)x' fizb?,_exae_Binf VW EE -FO, H F2�11 R wr pbzor.:�, .. ....... .. Flwt;;V W/AIJO.L.,*,?,�_T;"P_Af. CHI 20 Q L .. . ..... ......... "feiieitrations must have temporary and permanent labels." WINDOW EGRESS NO a. A net clear opening area of not less than 5.7 sq. ft. (5.0 sq. ft. escape for grade -floor window):' b. Minimum clear opeaning height of 24". c. Minimum clear opening width of 20". d. The bottom of window opening shall not be more than 44 inches above the floor. e. Window control opening device shall not reduce the required net clear opening area of the window. R 312.2.2. lying with the maximum flow All plumbing res shall be comp . _ rates as noted in the residential construction m requirements"6gr,1'{ qil 7, Wall covering steal ecement paster, file or approved equal to 72 inches above drain at showers or tub with showers. Materials other than structural elements are to be moisture resistant CRC 8307.2 Provide 616t -hes dryer moisture exhaust 'net (min. 4 inchdia.) to the outside and equip with a bacl damper. Exhaust duct length is limited to 14 ft. with 2 elbows. (CMC 504.3) 4 • Provide 100 sq. in. of makeup air to laundry room per CMC 205 and 504.3.1.1 ........... "Any installed gas fire place shall be a direct -v± I sealed -combustion type per section 4.503.1 of the Cal Green Code. All joints, penetrations and othtr openings in the building envelope shall be sealed to limit infiltration and exfiltrabon per MandaioN! Measure to limit air leakage listed in sectidn 110.7 of CEC 2016. 2nd FLOOR PLAN 1 11 'A"9=1 fflavw�;r mmmm I , 11 l Wry- 2z 10/4) E, N;�J NO CI4 ON O Ca U 0 U) (Ca Co W V i LONGITUDINAL SECTION A -A ------- ............. .... NORTHWEST ELEVATTON SOUTHEAST TATTON Ll 7/8" thick stucco over "IC' lath over lapped 15# building felt. (see plan) (see note #2). Exterior lath & plaster: Provide two layers of 15# building felt over all wood base sheathing. CBC 2510.6 Provide a weep screed for stucco at the foundation 'plate line a min. of 4" above the earth or 0 above paved areas. 8703.6.2.1 S e-CU-Mli& "Un 1/4 »=j 945 �v PIZKW,&-r I M . I LAVW,L4- VAI �0 vE O w a� WE5, f-- w I Tu�ftng shall have address numbers placed in a position that is plainly Iq visible from the street or madfrefiting I the property. Numbers shad) contrast with background, be Arabic or alpha =-Wtters and boa minimum of 4" high vh& a minimum stroke of Y2". (R319.1) - -ep NORTHEAST ELEVATION ........ ......... ------ --- 320 C) .2 V, ai) 2 (L � 00 zd CaD 0 00 ou CM > 2 (9 'a 4) 0% U) I M . I LAVW,L4- VAI �0 vE O w a� WE5, f-- w I Tu�ftng shall have address numbers placed in a position that is plainly Iq visible from the street or madfrefiting I the property. Numbers shad) contrast with background, be Arabic or alpha =-Wtters and boa minimum of 4" high vh& a minimum stroke of Y2". (R319.1) - -ep NORTHEAST ELEVATION ........ ......... ------ --- 320 INsvt.. T\ (G✓ \/ALA LT'ED rel L-10eA R.J ,GRibb IB PIA. Mf' 0 0 IR% �ll�l i y 211116^ I a 211116"" 2" y� I ( Z: I ( l I I CJ L1 "— FIN. FLOOR %l a71 a � ` 0-I _ 71 Qi WBA38X4-HILTI CARBON I - .—CRL �.. ;• .. I I _ — STEEL KWIK HUS -EZ 318"x 4" I a CRL BSWMA1-5"x5"x5116' — I CONCRETEANCHOR 'T" 4' LG HOT DIP GALV OR — j 0 004 Ss ANGLE @ 1Z' O.C. MAX I I I V _.(8)#14x3`LGSS Mjg 4 s —CRL BSD838.2112"x2114"x 337 SERtES•2"0 COUNTERSUNK V I I 4 3!8" ALUMINUM DRAIN BLOCK '� a FOR 112° (72mm) WOODSCREW -- n eZo a FIN. WALL = — �_� �4 4 ' e� ` °� - BLUMCRAFT 0 EXTRUDED SOLID ALUMINUM CAP RAIL ✓ J' e 4 CONC. SLAB: j a° I e - 5"MIN. SLAB THICKNESS •I i BLOCKING -- 31R' y .3000 PSI MIN. 1 MIN. EDGE DIST. v5 2X WOOD FASCIA BOARD �.. SURFACE MOUNT SURFACE MOUNT DETAIL SURFACE MOUNT DETAIL FOR lir (lzmm)GLASS WOOD SUBSTRATE _ CONCRETE SUBSTRATE W1 DRAIN BLOCK 8B SERIES BASE SHOE '12" ON CENTER ANCHOR SPACING ANCHOR SPACING WILL DEPEND ON MOUNTING AU83TRATE AND REGION OF PROJECT _.._..,�._.___._.... HORIZONTAL CAP RAIL EQ. EO. ___ .ir __--._._ . ___.—.__. 1 HORIZONTAL 46' TO 60" STD. PANEL WIDTH l 48" TO 60" STb. PANEL WIDTH I CAP RAIL . �!w l� 1/2'•3/8"OR 314"THK. 112°TYPICAL BUTT JOINTS TEMPERED pi= / MONOLITHIC GLASS BETWEEN GLASS PANELS olx Nim � I ala ��a CRLSURFACE MOUNT BASE SHOE ' IN. FLR. 10 1 .e ' - ^ i- •' . a. E ".- ANCHOR TYPE WILL DEPEND Il. ,• 72"-a' 3112" I ON MOUNTING SUBSTRATE CRLSURFACE MAX —- I MOUNT BASE SHOE L MIN. _ L ANCHOR SPACING WILL DEPEND EDGE DISTANCE ON MOUNTING SUBSTRATE AND FOR CONCRETE OF PROJECT • SURFACE MOUNT .---T—._ REGION — ELEVATION VIEW TYPICAL GRS GLASS RAILING win 'fY? � I -- fz-�Itl�tJl n? 1 r\>jr +a- 07 ax�_�'(tJvh�P ,. t1 "Ft�(7f4?;554.I24i FraCAP. I 950CAP. -••. 'fiS- LBS 195 LBS tuU. 220 URSI 150 L.9.4 yT9� r�A6 LBS 3730 LBS 5a THUNDERBIRD FRODVCTS • STAINLESS STEEL V . BOTTOM OUTLETDRgIN W/ OVERFLOW v�exnarslvu are,Ba1"n,u9zma WITH OPTIO CLAMPING RING sIs xseass� 619 MB -90]2 WIN,oamm ' 316 grade stainless steel seamless drain basin with bottom outlet and attached overflow. Available In 2", 3", and V outlet saes. Available with overflow In line with drain (for plastic drain replacement). Shown with optional cast aluminum clamping ring. optional A.B.S. dome strainer castaluminum damping ring O10" 17-1/2' bronze no -hub fittings 12-3/8" (threaded fitgngs available) 23-3W' (2", 3" drains) seamless drain basin made of 25-1/Z'(4" drain) 316 grade stainless steel 2" ;14343-314" "8„ I GG- E S izoF�P T Fi'i GT^ Z 2" optional: -AL -FG cast aluminum dome, flat grate (in plastic, powder coated black copper, or stainless) PART # S-RDCB2TA 2" male thread S.RDCB2NH m S-RDCB3NH 3" no -hub Discription: 4" no -hub i 6 9 dome, A.B.S. E3 ELEVATIONS AND DETAILS ' GRS 1CC SURFACE MOUNT AND I ' o -CR clamp ring,cast alum GLASS RAILING SYSTEM l ESR -3269 g a. ;:5 FASCIA MOUNT OPTIONS FOR TEMPERED MONOLITHIC Y r 1 /2', 5/8" & 3/4" THK. GLASS 'fY? � I -- fz-�Itl�tJl n? 1 r\>jr +a- 07 ax�_�'(tJvh�P ,. t1 "Ft�(7f4?;554.I24i FraCAP. I 950CAP. -••. 'fiS- LBS 195 LBS tuU. 220 URSI 150 L.9.4 yT9� r�A6 LBS 3730 LBS 5a THUNDERBIRD FRODVCTS • STAINLESS STEEL V . BOTTOM OUTLETDRgIN W/ OVERFLOW v�exnarslvu are,Ba1"n,u9zma WITH OPTIO CLAMPING RING sIs xseass� 619 MB -90]2 WIN,oamm ' 316 grade stainless steel seamless drain basin with bottom outlet and attached overflow. Available In 2", 3", and V outlet saes. Available with overflow In line with drain (for plastic drain replacement). Shown with optional cast aluminum clamping ring. optional A.B.S. dome strainer castaluminum damping ring O10" 17-1/2' bronze no -hub fittings 12-3/8" (threaded fitgngs available) 23-3W' (2", 3" drains) seamless drain basin made of 25-1/Z'(4" drain) 316 grade stainless steel 2" ;14343-314" "8„ I GG- E S izoF�P T Fi'i GT^ Z 2" optional: -AL -FG cast aluminum dome, flat grate (in plastic, powder coated black copper, or stainless) PART # S-RDCB2TA 2" male thread S.RDCB2NH 2" no -hub S-RDCB3NH 3" no -hub S-RDCB4NH 4" no -hub OPTIONS dome, A.B.S. -AL dome, cast aluminum -FG flat grate, plastic -FCC flat grate, copper -FCS flat grate, stainless -CR clamp ring,cast alum -0L eentedineoverflow eater than 1114" and less than 2" o (LOd� •O 0 o C M. NU PIC3 N e� ai 00 0 L' 790% asp D I 0 1� i JOIST PER PLAN. T i �S/8" TYPE "X" GYP. BD. ...--•2x BLRG. ATTOP, BOTTOM AND MID -HEIGHT. ('M) � �f --2x STUDS PER PLAN. /—GONC. SLAB PER PIAN. 11/8" CDX. PLYWD. AT TREADS AND RISERS. 3/4" NOSINGA NOTE. z a TREADS. (1'YP.) HANDRMILEND SHALL z- i/dAVEAROUNDEDco ;:5 7ERMM770NOR BENDS. :o Y D I 0 1� i JOIST PER PLAN. T i �S/8" TYPE "X" GYP. BD. ...--•2x BLRG. ATTOP, BOTTOM AND MID -HEIGHT. ('M) � �f --2x STUDS PER PLAN. /—GONC. SLAB PER PIAN. Whole -house ventilation requirement,, Based on ASHRAE 62.2, Table 4.1 a (I -P) Number of Bedrooms Floor Area W) 0-1 1 2-3 1.4-5 1 6-7 >7 <1500ft2 30 45 60 75 90 1,501-3,000 45 6C 75 90 . 105 3,001-4,500 60 75 900 105 120 4,501-6,000 75 90 105 120 135 6,001-7,500 90 105 120 . 135 150 >_7,500ft2 1 105 120 135 150 165 OR USE: Required continuous cfm - Floor Area x.01 + ((# bedrooms + 1) x 7.5) Example: 2,000 sq.ft house with 3 bedrooms. (2,000x.01)+((3+1)x7.5)=cfm i 20cfm+30cfm=50cfm This quick reference table can be used to determine if a fan provides enough CFM. It assumes local ventilation meets requirements, and there is no customer - facing on/off switch. N�T�: ILE P.��oa•�I aTx.Eo.�o.-�16$�,�.�Fa�-����► _..__., _ _..._._ ... _... _._. _- - _ ---. _ .... _ . LOCAL EXHAUST VENTILATION Bathrooms A bathroom is defined as any room containing a bathtub, a shower, a spa, or similar source of moisture. Each bathroom in ! the addition is required to have an exhaust fan ducted to the outside with a minimum. ventilation rate of 50 dm. The'i ducting for the exhaust fan shall be sized according to ASHRAE Standard 622 Table 7.1 Depending on the type of ducting and the cfm of the exhaust fan, Table 7.1 is used to size the diameter of the duct and determine the maximum! length in feet of the duct. Using Table 7.1 is the Prescriptive Approach for duct sizing to ensure that the fan will provide the minimum ventilation rate required. These local exhaust fans may operate continuously or intermittently. installing'. these local exhaust fans in each bathroom will allow the home occupant to regulate the indoor air quality when needed. NOTE BaMmoms In the existing home ale not required to meet the Local Exhaust Ventl7ation requirements of ASHRAE Standard 62.2 '. Kitchens: A kitchen is defined as any room containing cooking appliances. Each kitchen, in the addition is required to have an exhaust fan ducted to the outside.with a minimum ventilation rate.of 100 cfm. The range hood over the stove may be used to meet this requirement, but the range flood must vent to the outside; re -circulating range hoods cannot be used. The ducting`for the exhaust fan shall be sized according to ASHRAE Standard 62.2 Table 7.1. This local exhaust fan may operate continuously or intermittently. Installing this local exhaust fan in the kitchen will'allow the home occupant to i regulate the indoor air quality when needed. 1 NOTE 10chans in the existing home are not required to meat the Local Exhaust Ventilation requirements of ASHRAE Standard 622 Whofe•Bufiding VenttWon: In addition to the local exhaust fans 4 i the bathrooms and kitchens, an exhaust fan shall be sized to provide ventilation for the whole house. The minimum ventilation rate for the whole -building exhaust fan shall be calculated according to ASHRAE Standard 62.2 Equation 4.1(a). The conditioned floor area and the number of bedrooms in the home (the existing house and the addition) will determine the minimum ventilation rate. One of the local exhaust fans in the bathrooms or kitchens may be used to meet the whole -building ventilation, provided the exhaust fan meets the minimum ventilation rates for both the Local Exhaust and Whole -Building Ventilation requirements. The ducting for the whole - building exhaust fan shall be sized according to.ASHRAE Standard 62.2 Table 7.1 and this exhaust fan shall operate continuously. _ _ .. _...... _.... ... 1 ' &ECT CAL LEGEND. (•-EA- .. Wall switch (AFCI except garage, bathroom&kitchen area;;) [-(!)-I) Wall switchwith dimmer control (AFCI except garage, bathroom &kitchen areas) Duplex convenience outlet (AFI Are fault circuit interrupter) Wtedtamper resistant CHC 406.11 & 210.52. ExtenorwaR mountedwaterreaistant convemence outlet. Provide Ground Fault Interrupt (GFI) -.Slnfacerriounted wall light fixture, LEP,. Retassedlightfixtttte,LED, UON.(RIGHEFFidACY)yl L.1 cat-lt7r.tr�'�'1X't'O.R� �+.i-i�_t�1fL� ® Exhaust fan-i?t-_.i�ta,-TG1^.ttJT[tS K.Irrattr F CFM- (Ductless fans are una ==perR303.-3.l. FM•(DuctlessfansareunaMHper8303.3.1. CceptabZe) - Smoke alarms shall belistedin accordancewith UL 127. Systems and components shall be California StateFire Marshal listed . Combo Smoke detector & Carbon Monoxide Alarm. Single and multiple -station carbon monoxide alarms shall be listed as complying with the requirements ofTJ. L 2034. Carbon monoxide detectors shall be fisted as complying with the requirements of UL 207&1 /'�1. Minimum one lighting fixtures in garages, bathrooms, cios �-� ets, and utility rooms must be equipped with vacancy sensor. _j 9P/TAN NOTE: In kitchen the local exhaust system vented to outdoors shall have a minimum exhaust rate' of 100 cfm. BEES 150(o), Exc. 5 to 152(a) & ASHRAE Std. 62.2. 1'r u �aC I. d.IFT4 PA TF --:109- U0•2017 1?1zA-0p •• W6,. i '0=56'31'02" L=560.12' R=567.84 — — �i—p=4'15'53" L=42.26' — _ — �I R O A — wo of 25-,3 0'44_ 11 N L — tn 24g' o38� G � 269• � 6=47'14'50" L=443.51' \ 1 R5 3 7 8 4 ! p= 4' 15 ' S 1" Z'I L=40.03' \ RW =201 3 197769,� \ / 79 5 22 \ /NO,\ ,0 coc o J o R-10.00' m / z A=96'30'19" R L=16.84' NT LS541 / / ',� / R=10.00' 56-60 / \ ( A=96'30'19" L=16.84' \� RW ��� L=34.03' /A,) p 5- 15'33" 457.84p=45.22'36"o L=362.60' �6=21'17' R= L=33.29' SQL770^O\ \ g8/4 15'31" �' �S�S �S3S 12"� 1j — R=447 -t54 = 5 1' 2 0 ' 5 1 " L=401.35 .'o Q ALLEY —24.2p'OZ„�- S L� 190-4' \ 2 / ` \ \ / 4�7 10,5\\\2 NT PLS 7914 NT PLS 7914 i 8.75 8.72 FS FS R= 567.84'x=4'15'53 L 42.26' 8S6 s 7 CHANNEL ROAD FS I C d , C d , X--- -I-' d FS - 4 4 IN N 4 0 0 $ a B-9 S ' 9163 c c n F d RV(VFSv o5 4R=.''A_an 0 10.05 NG OxI } 0.31 `^��.J 19"D ° �j1G 9' TR 10.26 TROE 10.4 \_ NG RAcr NO, 948 \ R 10.39 10.38 N�.�/�. 3016—f uj NG, NG x NG44 C r` ,A&f d C d 10,9So, 10.91FL4 1% T1N , yo d N w , wMOro,, niD\£ 1.i1.05 d q, AFS Y;� 110.83 0 :FS . , 10.74NG 10. JR 2 STORY RESIDENCE Tl/7? 11 DOUBLE FS a - F DOOR =45..84,&4=4' 15' 4 °1 LS4-.031 oma. ,_ ,ALL Y. ,C d,p d'o d ob d c, 11:17. .d -'04 0 115, 0 o FS o - �- \10,9 FLS 1100FL, .—, aa' A -4' 15'-'1" L=3,291., I 1" = 10' CHICAGO TITLE COMPANY ORDER NO.: 58601704493-JFA DATED: MAY 17, 2017 LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: LOT 61, TRACT 948, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 30, PAGES 6 AND 7 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. ASSESSOR'S PARCEL NUMBER: 048-302-06 AREA: 2,976.48 S.F. (0.068 ACRES) BASIS OF BEARINGS: THE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTER LINE OF LA GRANADA AVENUE, BEING N 75' 51' 47" E AS SHOWN ON RECORD OF SURVEY 2009-1180, AS PER BOOK 242, PAGES 32 THROUGH 42, OF RECORD OF SURVEYS, ORANGE COUNTY RECORDS. BENCH MARK COUNTY OF ORANGE BENCHMARK NO. NBl-4-71 ELEVATION = 7.828 FEET (NAVD 88 DATUM) 2015 DESCRIBED BY OCS 2002- FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISK STAMPED "N81-1-71", SET IN THE TOP OF A 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. MONUMENT NOTES: 0 = FOUND LEAD AND TAG STAMPED "PLS 7914" PER CORNER RECORD 2012-3668 ■ = FOUND LEAD AND TAG STAMPED "LS 5411" PER CORNER RECORD 2013-19998 = FOUND LEAD AND TAG STAMPED "LS 5411" PER CORNER RECORD 2013-1997B = FOUND LEAD AND TAG STAMPED "PLS 7914" PER CORNER RECORD 2012-3666 PREPARED BY ME OR UNDER MY DIRECTION AND SUPERVISION Atanacio Payan Registration No. 7796 in the State of California 1 12-18-2017 (I ( P.L.S. 7796 DATE LEGEND 9.03 NT LS5411 0' 20' 40' 60' 7914 7914 1" = 20' OT BELLSYSTEM MANHOLE o BLOCK WALL ®� BRICK BRICK PLANTER BUILDING CENTER LINE COLUMN FMI CONCRETE — ml — CONTOUR FS FINISHED SURFACE FL FLOW LINE GM GAS METER GATE NG NATURAL GROUND PALM PINE TREE P PLANTER t PROPERTY LINE TC TOP OF CURB TP TOP OF PLANTER TW TOP OF WALL 0 TREE RW RIGHT OF WAY wM 0 WATER METER DATE REVISIONS 12/18/17 ADDRESS CITY COMMENTS PAYAN SURVEYING, INC. 2404 MARY CLARE STREET CORONA, CA 92882 PHONE: 951-356-6456 EMAIL: atonacio@payansurveying.com PLS 7796 VICINITY MAP d NORTH PACIFIC OCEAN INITIALS AP BLVD SITE NEWPORT BAY NORTH PACIFIC OCEAN TOPOGRAPHIC SURVEY DRAWN DATE ADDRESS AP 06/08/17 2123 E BALBOA BLVD NEWPORT BEACH, CA APPROVED DATE 92661 SCALE SHEET PROJECT NO. 1 OF 1 17063 2S PRECISE GRADING PLAN FOR CEFALIA RESIDENCE 2123 E. BALBOA BLVD., NEWPORT BEACH, CA 92661 GRADING GENERAL NOTES GENERAL 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CITY ORDINANCE. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. EROSION CONTROL 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. 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, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. TALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD D1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CITY ORDINANCE. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED, 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY 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 GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. DOCUMENTATION 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. NOTE: ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. NOTE: PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. NOTE TO CONTRACTOR: 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. 2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS PROJECT IF THE STAKING HAD BEEN DONE BY SURVEY CREWS UNDER HIS DIRECT SUPERVISION. NOTE TO CONTRACTOR: 1. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OF AVAILABLE RECORDS. TO THE BEST OF OUR KNOWLEDGE THERE ARE NO EXISTING UTILITIES EXCEPT THOSE SHOWN ON THESE PLANS. THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, AND IS RESPONSIBLE FOR THE PROTECTION OF AND ANY DAMAGE TO, THESE LINES OR STRUCTURES. NOTE TO SURVEYOR: 1. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. ADDITIONAL NOTE: 1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. 2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. 3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. � ELEVATION = 7.828 FEET (NAVD 88 DATUM) 2015 Mx DESCRIBED BY OCS 2002- FOUND 3 4" OCS ALUMINUM BENCHMARK DISK STAMPED `a4 5p, nkles CupCeMes B,IOIaIF . "N131-1-71", SET IN THE TOP OF A 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN N � THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA aYa)x 0, 0 Q NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK TOPOGRAPHIC SURVEY OF 2123 E. BALBOA BLVD., NEWPORT BEACH, CA 92661 WAS LEGEND PREPARED BY PAYAN SURVEYING, INC. (ATANACIO PAYON, P.L.S. 7796), DATED 06-08-2017 O 0 SHEET TITLE SHEET NO. •e ,o.xm._ CONC QPpFESSIpNq Qua QURAlyO TITLE SHEET C-1 PRECISE GRADING PLAN C-2 DS , mboa, Imam Fe y0 C m CROSS-SECTIONS C-3 w No. C 58364 EXP \i o EROSION CONTROL PLAN C-5 SOILS REPORT RECOMMENDATIONS C-6 IYre . x gin nen, � ' oaogY �c CIVIL ENGINEER FS FINISH SURFACE GFF M 6 AQX ENGINEERING ,V ei- HIGH POINT 1520 BROOKHOLLOW, SUITE 45 INV INVERT ELEVATION SANTA ANA, CA 92705 nN�^u g' PHONE: (714)662-0510 PL PROPERTY LINE a x4a n` TOP OF GRATE F x6P TW TOP OF WALL WM WATER METER CUT: 20 C.Y. '9 Sx9,.Fc Q Balboa Fun Zone a IMPORT: 70 C.Y. t EXPORT: 0 C.Y. a N EARTHWORK QUANTITIES SHOWN HEREON ARE FOR PERMIT AND/OR BONDING PURPOSES ONLY. CONTRACTOR SHALL PERFORM HIS/HER OWN QUANTITY TAKEOFF FOR BIDDING QROFESS/0 X/ 07F z AND OTHER PURPOSES. N0. r GRADING PERMIT NO.: C 66510 SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIGALERT Bxlb.0 lnulu, , Y . x r IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" an WILL BE VALID. FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND z SERVICE ALERT TOLL FREE 1-800-422-4133 TWO WORKING DAYS BEFORE YOU DIG 0�In LL E w O O W cl)o �NOTLo �s. fz O O VO 75 <Z C ('� Mo Broq OC e. °jgn „' a� X co ^ co`-ulj' Q E b 1, n !I 05(Z T olu r/W `�J W > J C� _ m uo 1 Q uo Ld O Q M M W Q m Q Q m�z _j WOO z Q LL_ LL NCO �WQ L.oul Pu 0 ¢ TITLE SHEET SITE MK17-57 DATE 8/30/17 SCALE AS REFERENCED „ C-1 N VICINITY MAP wA411E S LEGAL DESCRIPTION: THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: LOT 61, TRACT 948, IN THE CITYH OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 30, PAGES 6 AND 7 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. ASSESSOR PARCEL NUMBER (APN): 048-302-06 AREA: 2,976.28 S.F. (0.068 ACRES) BENCH MARK: COUNTY OF ORANGE BENCHMARK NO. NB1-4-71 ELEVATION = 7.828 FEET (NAVD 88 DATUM) 2015 DESCRIBED BY OCS 2002- FOUND 3 4" OCS ALUMINUM BENCHMARK DISK STAMPED WB & LEO "N131-1-71", SET IN THE TOP OF A 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN N � THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA a O BOULDVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK TOPOGRAPHIC SURVEY OF 2123 E. BALBOA BLVD., NEWPORT BEACH, CA 92661 WAS LEGEND PREPARED BY PAYAN SURVEYING, INC. (ATANACIO PAYON, P.L.S. 7796), DATED 06-08-2017 SHEETINDEX AC SHEET TITLE SHEET NO. EGA CONSULTANTS, INC CONC QPpFESSIpNq Qua QURAlyO TITLE SHEET C-1 PRECISE GRADING PLAN C-2 DS DOWN SPOUT 0 C m CROSS-SECTIONS C-3 w No. C 58364 EXP \i DETAILS C-4 EROSION CONTROL PLAN C-5 SOILS REPORT RECOMMENDATIONS C-6 IYre . /)oUntgFo ow -If OWNER/DEVELOPER MR. JIM CEFALIA �\SFERED E 1224 W. OCEAN FRONT Q� Cal'WA. NEWPORT BEACH, CA 92661 * w0nhngl°n No. CEG 272 PHONE:(949)933-7986 °, E�nFifolIj 24 � WB & LEO N � 2480 SANTA ANA AVENUE a O COSTA MESA, CA 92627 �Q PHONE: (949)274-0824 LEGEND SOIL ENGINEER AC ASPHALT EGA CONSULTANTS, INC CONC CONCRETE 375-C MONTE VISTA AVENUE DS DOWN SPOUT COSTA MESA, CA 92627 C m PHONE: (949)642-9309 FF FINISH FLOOR FG FINISH GRADE m N FL FLOW LINE CIVIL ENGINEER FS FINISH SURFACE GFF GARAGE FINISH FLOOR AQX ENGINEERING HP HIGH POINT 1520 BROOKHOLLOW, SUITE 45 INV INVERT ELEVATION SANTA ANA, CA 92705 MH MANHOLE PHONE: (714)662-0510 PL PROPERTY LINE a TG TOP OF GRATE EARTHWORK QUANTITIES TW TOP OF WALL WM WATER METER CUT: 20 C.Y. PLAN CHECK CORRECTIONS 12/11/17 FILL: 90 C.Y. OVER -EXCAVATION 260 C.Y. IMPORT: 70 C.Y. EXPORT: 0 C.Y. NOTE: EARTHWORK QUANTITIES SHOWN HEREON ARE FOR PERMIT AND/OR BONDING PURPOSES ONLY. CONTRACTOR SHALL PERFORM HIS/HER OWN QUANTITY TAKEOFF FOR BIDDING QROFESS/0 X/ 07F z AND OTHER PURPOSES. N0. r GRADING PERMIT NO.: C 66510 SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIGALERT r IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND z SERVICE ALERT TOLL FREE 1-800-422-4133 TWO WORKING DAYS BEFORE YOU DIG 24 � N � a O � �Q - I. s 1IL� N f � C m O G4 m N a De G a V1 p U cn o a � C14 # REVISION DATE PLAN CHECK CORRECTIONS 12/11/17 UQ; QROFESS/0 X/ 07F z w N0. r C 66510 In� (V r P. 6 3018 I F � CAUF� z LO LL E w O O W cl)o �NOTLo fz O O VO 75 <Z C ('� W OC C co -- X X co ^ co`-ulj' Q Lo 05(Z T r/W `�J W > J C� _ m uo 1 Q uo Ld O Q M M W Q m Q Q m�z _j WOO z Q LL_ LL NCO �WQ O Z O SHEET TITLE TITLE SHEET PROJECT NO, MK17-57 DATE 8/30/17 SCALE AS REFERENCED SKEET NO. C-1 24 215 Q O u N (y `✓ ou 11�3I ou a Go 8,72 FS �U GRADING CONSTRUCTION NOTES: Om�> ` j _ -� �� R -567.84' ,L =°1° �+ 15 53 L=42.26 8S6 p 0 4 8,75 1C INSTALL 4" DIA. SCHEDULE 40 PVC SOLID SUBSURFACE DRAINAGE PIPE LINES N +T FS 8S 7 REVISION DATE (2 INSTALL 6" DIA. ROUND GRATE INLET NDS TYPE 40 WITH RISER AND ADAPTER OR PLAN CHECK CORRECTIONS 12/11/17 ZL EQUAL Al CONSTRUCT MIN. 5" THICK CONCRETE FLATWORK PER SOILS REPORT CHAN IIT -1 ROAD ® CONSTRUCT MIN. 6" THICK CONCRETE DRIVEWAY PER CITY STANDARD U QROFESS/O,y X/q0(F� ��vF"op,NG CONSTRUCT DOWNSPOUT CONNECTION TIE INTO SUBSURFACE DRAINAGE PIPE No. m C 66510 XP. 6 30 18 SYSTEM z o 89A9 212" I o 9 89 1T BALB❑A o Lo © CONSTRUCT 24" WIDE BY MIN. 18" DEEP BOTTOMLESS TRENCH DRAIN PER SEPARATE E c 98��c B L c D. Esc J DETAIL Lu 9 z rn OT 1 5 N Lo N ornoo m C °lis o Q N ( 0) ce (7)CONSTRUCT PROPERTY LINE WALL PER LANDSCAPE PLAN X O Q r r cz (E) PARKWAY ® A NEW SEWER CLEANOUT NEEDS SHALL BE INSTALLED ON THE EXISTING SEWER Lo C � o OLL.I GM OT r(n LATERAL PER CITY STANDARD #406-L ADJACENT TO THE PROPERTY LINE WITHIN THE U ' 9,60 9,56 ' z EAST BALBOA BOULEVARD RIGHT-OF-WAY. 9. 63 9,PROPER Y LINE F, LIMIT OF GRADING CONSTRUCT 24" WIDE BY 18" DEEP NOTE: 9565 Q 9 88 F C L L J1 A K 9 1 BOTTOMLESS TRENCH DRAIN C S PERRDDETAIL IN SHEET C3 W O U N ALL GRADING SHALL BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS E mW R _ 7 g 4 ' D =_� ° 15' F 1" I - 4 0.0 3' AND SPECIFICATIONS SET FORTH IN THE SOILS REPORT FOR THIS PROJECT UP 7F QWOO LL_ NCS 934 NO 10 NC P ,. 10,05, „ FS 11.4 LEGEND SNEEf TITTLE P,,, 1a 3>8-T o 1 1S.38 TG 0,00 �1 6 GRADING AC ASPHALT PROJECT NO. 1029 0 Q " 111.35 TG Q } NO � � 0 01'0.35 N� P IC �N1� -49-43-FS 8/30/17 CONC CONCRETE AS REFERENCED ' IN �� �zr z%i C C 10,39+ �pNCRETE� C-2 DS DOWN SPOUT _ o N 1 J S� o PATI 10.33 EP EDGE OF PAVEMENT 11 D L� 11.84 FS 11.51 FS�f 9"1j 11.51 F5 5 FF FINISH FLOOR TREE FSI 3 1 0'36 �� �r ENTRY 11.51 FS FL FLOW LINE FS FINISH SURFACE - NG4 FS,10.53 211.37 �� 1 .04 FF g TG T N 0 g 4 8 2% �e ~ 1Q 4g 15NV 11.51 F Iz°° TG FS GFF GARAGE FINISH FLOOR GA E o 10!27 INV ii _11:51 FS 01'21 M 30/6 `o HP HIGH POINT 10,39 NG38 �VI ° } INV INVERT ELEVATION w z�. Io FS 10,56 l0 M 2, X10,44 C o LIMIT OF GRADING MH MANHOLE 11. 4,1 i2% 2%i 11.41 FS FS NO LM PL PROPERTY LINE 0/1 2.- TF TOP OF FOOTING 4:52 N 11.41 FS 10.56 �o 11.51 FS 2) w •51 FS FF = 12.04 I 111.48 TG TG TOP OF GRATE TW TOP OF WALL ° ° Ln ?/ ?/° FS 11.40 FSS 1,1,.51 FI r 10.40 INV QpOFESS/0h 2 1059 WM WATER METER 11.37 TG FS I P 113 } PALM _%" 11.51 FS 10.15 INV LIMIT OF GRADING 11.4,1 FS }z% 1 ¢13, O NO o No. 58364 1083 6 D �- EXP (10.67 NG) EXISTING GRADE ELEVATION I I �� � 11.41 FS PL WALL (TYP.) �0 Q 10.61 �� r FS PALM --coN 11.,48 TG � �• Q 10.29 INV sr c \D U 10,65 F FS q�OFCAL� D �a �TE11.51 FS . 11.51 FS PROPOSED GRADE ELEVATION I 3 B 11.41 FS� ', Z 11.41 FS 10,50 �� a 10..73 11.51 FS S �� hoiv keo ou�Y o W LIMIT OF GRADING _ 2% SURFACE DRAINAGE GRADIENT AND V' J lU„fi11 '17 Tr,r � 1(„5 NO � 10.04 INV I ^ \S�ERED Geo � � 1 < . ,r r David G a. - DIRECTION o 11.41 FS 11_.41 -FS _ 21 o_R�% \ , � 17 5 D Worth 1,1.51 FS z I � 11.51 FS }No. S =_0.01 SUBSURFACE AREA DRAIN LINE GRADIENT AND DIRECTION 16,61TW � 2% _N , 1 5' %IF "D T PROPERTY LINE No10.7 REE 10.74NG PAL•° .♦ %� CEG � 2 V 212 +10.E( - 10, i u �Eh irco � en' 19 D NO 3 PL WALL (TYP.) yT` �f�(OGRN 11,11FS r� CA 1 F - 40,93 1 S ALM of '''� 0 cap+, c _ 11,F8 11.,48 TG ico 11.41 FS \F 11.41 FS �� P°/ °° 7 2 11.37 TG 11,09 Z10.14 INV FS+ FIRE z_°/•, ;I PLACE 11.51 FS 11.51 SFS NOTE: AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY 9.92 INV 1 7 111-A-1 Ps2,21'F 1 1114'11FS 7 , 11,14 0 s ,0 o PROPERTY LINE 11,12 FS R� c, �l�2% 12.04 FFS NOTE: TP c 2%i 11.54 GFtF8 11.41 FSS' + ��� 11,1 10,75NG A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS 3 FS z�L,z°$ +10,90 Z% "5 REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE Z 11.54 GEF/ 111.41 FS F11�341 FSi'�2 11,13 �� 11.51 FS 11.51 FS ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF z11�.37LITG9 + >2% 4-I v�S FS - �+ ER THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED o 5 -- 11.33 I RC1 3 7"D EX. SE LATERAL +ONTRACTOR TO VERIFY 1 11.42 TG NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET FS+ 11 �ACTUA� LOCATION 10.00 INV PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID M r�NE 1 F DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT 0 I 11.30 TG A F�ETER 11,26 0 0 02 1 THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONSTRUCT 24� WIDE BY 18„ DEE 9.7_7 -INV 11 8 °i 8 FS 0 CONSTRUCT 24" WIDE BY 18" DEEP 3 -CAR GARAG Q STORY BOTTOMLESS TRENCH DRAIN cru F & RESIDEN E 6' BOTTOMLESS TRENCH DRAIN D PER DETAIL IN SHEET C3 11,45-T CAR PC RT FS �-_ _ UPPER L o PER DETAIL IN SHEET C3 NIT 1122 0,00 G- 3 6 L3)(� FS�� 0 00 XCD 11.31 C F`> G TE111.33 GFF C C 11.26 FS �''�� 11,E 0�W �� I 1 -1 -29 -FS / 11,28 L 0 5 F S -31-4 I 11,27E r- S- 11.2 4'�, - 11.26PTG 17,36 1_, L-3rt.03' V r TW 11.15 S 1111 11.29 FS �\ �,u�� 11.29 FS 3� WM PROPERTYr IIII ILI�IIN����Ep(( Ec o 0 1r ���L�LL�`�I� -{ I co o LIMIT OF GRADING PRECISE GRADING PLAN 11,05STING WATER METE 07 r� 10.99 �' � 11.10 IL13 FS 11.0OFL +11,03 FL SCALE: I" = 6' 10,91FL+ 10, R- 7 84 +10.98FL _ �=4° 15'31" L=33.29 ' - 11,07 11.12 11.21 F1S5 FS FS FS 11,05FS� 215 O u N (y `✓ ou 11�3I ou a Go �U Q v Om�> ` j c�G S5 a L 1 0 p 0 4 Q V cn N # REVISION DATE 10 PLAN CHECK CORRECTIONS 12/11/17 ZL Al U QROFESS/O,y X/q0(F� ��vF"op,NG z No. m C 66510 XP. 6 30 18 FOF CAL FO z Lo _ E Lu o Lu �o s z rn OT 5 N Lo N ornoo m Z o Q N ( 0) ce a) Y�CD� c:W 0 X O Q r r cz Q Lo C � o OLL.I r(n Ld U z W J 0 m �D Q T CO W O U N E mW n QWQ Q I- z QWOO LL_ NCS Ld U N z u SNEEf TITTLE PRECISE GRADING PLAN PROJECT NO. M K 1 7- 5 7 DATE 8/30/17 SCALE AS REFERENCED SFAEEf NO. C-2 215 N u A r 20 ALLEY m 11.28 FS 11.07 FS 11.33 GFF 12.04 FF 15 11.33 FS 11.26 FS 11.54 GFF 12.04 FF 10.98 FL 11.21 FS' S 11.17 FS 11.04 FS 11.07 FS 1 % 10.64 FS 10.62 10 --- -11 0 - ---- -- - -- 5 I CROSS-SECTION A -A' SCALE: 1" = 5' 15 WE 5 n CROSS-SECTION B -B' 1"=5' LU F[](N) B WALL EXISTNG GRADE' BOTTOM OF EXCAVATI (E) BLOCK WALL (16.66 TW) 11.41 FS 10.56 NG 10 55 NG 10.67 FS 1 .74 NG 10.60 NG =12.04 10.03 IN EXISTING GRADE BOTTOM OF EXCAVATION (N) PL WALL (E) BLOCK WALL, 12.04 FF 10.59 FS) 10.44 FG 11.84 FS 2% 0 11 - 2 /o ,-F LU z zt H (N) PL WALL i1 FS 10.40 FS 191 20 15 WE 5 N u Z m CHANNEL ROAD 9.43TC 8,73 FS 1% (8.91 FS) A' 20 15 10 5 I QURACD co No. C 58364 cr EXP 110 sTq�OF AL�\P /20LL,Y bCO ou�Y �ERED CFO, Oavid 4. <C 2 k o ti in * 9foD c� N0' CEG 272 N CERnFIEp �, ENGpyEERIND 9TH DEDCDC-IS7 OF CAL1, 20 v] c u O N y `✓ cm cm � �ldo 2 U v m > ` > m CSG p woo U) U w ti V Cn C;� N # REVISION DATE 10 PLAN CHECK CORRECTIONS 12/11/17 0 U QROFESS/ON �FopNG X/q0(F� z0. m C 66510 %P. 6 3018 VT FOF CAL FO Z E W �, o -)LU Lo c c/)0 Z 0 OT N Lo N ornoo m Z oQN���, W Y�(0� 0 ca a) ry+- Q � C C 0LL.EE r(n U z o W J o m Qzuo W OQ� EL mW n QWQ Q I- z QWOO W NCLL LjO PLI U N z u SHEET TITTLE CROSS-SECTIONS PROJECT NO. M K 1 7- 5 7 DATE 8/30/17 SCALE AS REFERENCED SFAEET NO. C-3 20 TOP OF GRATE SEE NOTES FOR GRATE TYPE TOP OF GRATE SEE NOTES FOR GRATE TYPE ELEV. PER PLAN ELEV. PER PLAN FINISH GRADE _ FINISH GRADE DOWNSPOUT PER ARCHITECT'S PLAN 1 1 -1I1 -'III -1I1- ' - 1= - - D�� T N =1I-= -IF APPHEDUW��i�NSCREW T=1 i 1=1TI=� � R =1 � 1=1 � 1=�)_ff=1 I-1-11 I-1 � r =1i1=1I1=1I' I1=1I1=1iI-' EACH SIDE ADAPTOR 4" PVC RISER (IF NEEDED) NDS 643 COUPLING NDS SPEED -D-BASIN U N.D.S." BLACK 4" ROUND GRATE z 90° PVC ELL. NDS 101 SINGLE OR NDS 201 P�jOWNS3POpUT ADAP%R ( ) o DOUBLE OUTLET CATCH BASIN BUILDING FACE ATfA MENT NDS41pjCREASER 4" PVC SDR OR SCHED 40 DRAIN PIPE TYP. 4" PVC 4" P.V.C. RISER (LENGTH VARIES) 1% MIN. ��� FINISH GRADE 1% MIN. — V. PER PLAN 4" PVC SDR 35 OR SCHED 40 INV. ELEV. PER PLAN *USE 6" NDS 66 EXTENSIONS WHERE NEEDED 4" MIN PVC MAIN W/ TEE OR WYE5D _ 1% MIN. NOTES 1. ALL FITTINGS BY: NDS, INC. (OR EQUAL) 4. GLUE "I.P.S. WELD ON" #773 SOLVENT PHONE: (800) 726-1994 (MEDIUM BODIED FAST SET) FOR 2. REFER TO GRADING PLAN FOR FINISH GRADING PIPES THRU 6"0 3. DO NOT GLUE GRATE OR RISER TO PIPE 5. ALL PIPES TO BE 4"4 PVC SDR 35 OR SCHEDULE 40 TYPICAL DRAINAGE INLET DETAIL SCALE: N.T.S. DIMENSIONS DETERMINED BY GRATE FRAME DEMENSIONS. USE FRAME AS A FORM z 00 3/4" CRUSHED ROCK_/ W/FILTER CLOTH 6" MIN. WIDE PEDSTRIAN SAFE FRAME & GRATE 3/8" SLOT OPENING. EAST JORDAN IRON WORKS OR EQUAL (800)874-4100 —"- .4 - #4 REBAR T&B 6" FILL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE 24 SUPPORT CURB OA= E a -DIG A 24" WIDE X 18" MIN. DEPTH TRENCH b -PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOP c -FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCK d -FORM AND POUR PERIMETER CONC. CURB e -FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH BOTTOMLESS TRENCH DRAIN DETAIL SCALE: N.T.S. 4" PVC 45° DEGREE ELL. - TYP. (2) PLACES TYPICAL DOWNSPOUT CONNECTION DETAIL SCALE: N.T.S. dGINEER'S TION) TYPICAL FOUNDATION CLEARANCE DETAIL SCALE: N.T.S. Q ,OFESSi q No. C 58364 EXP I I +l UT CML C� q�OF rAl\F�i. Q 11,00ington N No. CEG 272 N E''✓CEVEERN11(19 27 O u N y 1Y' �Cc,cm `✓ i1�1 a cm 00 �le®o U Lf v m a c�G 55 r '2 4 U v c V Cn C c+ o N # REVISION DATE 10 PLAN CHECK CORRECTIONS 12/11/17 U QROFESS/pN �FopNG X/q0(F� z0. m C 66510 %P. 6 3018 V T 1 \ F OF CAo� zz y�� C C W O O Lu Lo c c/)O z O fn �NTIOLf N 00 0O N `J ZY�CD(D oQ N(°0) W c: Oca X O Q r r c�` m cz V Q Lo c`� c O U) O LL r .� Ld U U W J 0 m CD Q T Co W OQ� E m W n Q z Q U I- z WOO U CL LL UN Li PLI U N z u SHEET TITTLE DETAILS PROJECT NO. M K 1 7- 5 7 DATE 8/30/17 SCALE AS REFERENCED SFAEET NO. C-4 27 1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED. 2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS. 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE WITHIN 48 HRS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER, SITE SLOPES, AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTIAL ON SLOPES THAT ARE COMPLETE FOR ANY PORTION OF THE SITE. STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. 1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDIONTAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 4. A DISTURBED AREA THAT IS NOT COMPLETED AND IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA) SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY ERIOSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABLILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. EROSION CONTROL BMP's EC -I I SCHEDULING I SCHEDULE PREPARED BY CONTRACTOR SHALL BE ONSITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SEA SILT FENCE INSTALL SILT FENCES ALONG LEVEL CONTOURS BEYOND THE DISTURBED AREA LIMITS. SE -2 SEDIMENT BASIN CONSTRUCT SEDIMENT BASINS WHERE SHOWN ON THE PLANS, BASINS WITHIN THE DEVELOPMENT LIMITS ARE TEMPORARY UNTIL PRECISE GRADING COMMENCES. SE -5 FIBER ROLLS INSTALL FIBER ROLLS ON PROPOSED 2:1 SLOPES AT 10' VERTICAL INTERVALS. SE -7 STREET SWEEPING STREET SHALL BE SWEEPED AND SEDIMENT COLLECTED AND DISPOSED OF OFF-SITE AND VACUUMING ON A DAILY BASIS WIND EROSION CONTROL WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED PADS AND ANY STOCKPILE AREAS. 11.41 F 10.5 I TRACKING CONTROL TC -1 I STABILIZED CONSTRUCTION EXIT I WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE NON-STORMWATER MANAGEMENT NS -6 ILLICIT CONNECTION/ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER IS PROVIDES A RESPONSE. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS -9 VEHICLE AND EQUIPMENT FUELING ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WMA MATERIAL DELIVERY AND STORAGE MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH THE PRODUCT DIRECTIONS. WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL WM4 SPILL PREVENTION AND CONTROL AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. WM-5 SOLID WASTE MANAGEMENT SOLID WASTE RESULTING FROM CONSTRUCTION ACTMTIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE REMOVED FROM THE SITE AND DISPOSED OF PROPERLY. WM-8CONCRETE WASTE MANAGEMENT AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. VERTICALVIE HORIZONTALVIM TYPICAL SAND BAG DETAIL (REFER TO CASQA BMP SE -6) SCALE: N.T.S. EROSION CONTROL NOTES: 0 INSTALL EROSION CONTROL SAND BAGS 2 ROW X 2 SANDBAGS HIGH PER CASQA BMP STANDARD DETAIL SE -6 ❑2 PROVIDE CONSTRUCTION ENTRANCE TC -1 IF REQUIRED EROSION CONTROL PLAN SCALE: I" = 6' GM 13.6 5 NIG 0 0.35 TG 35 INN PC 10. N39 11"D TREE 11.4 FS NG4 GA E_ LIMIT OF GRADING 11 PL WALL (TYP.) PROPERTY LIN CONSTRUCT 24" WIDE BY 18" D EP BOTTOMLESS TRENCH DRAIN PER DETAIL IN SHEET C3 0100 PC 10,99 FS 10.91 FL+ 05 FS (E) PARKWAY O 9 63 9.60 PROPER Y LINE F LIMIT OF GRADING FS 1988E CONCRETE SIDEWALK 9 7 15' 1" 40.03' _r�IFR-i2,.,7 UP S NG NS:,,, 1.4 ..., ��•� 11.38 TG N g 4 4 ..TCC TSO 11.6 FS PATIO ❑ RETE 1 J "S� 11.8 FS 11.51 FS - 9"D 11.1 �VING B 110.04 INV 16, 11.51 FS rC � A = 8,72 FS 1553" L=42.26 8,566 - i-8.75 77 FS R=567.8' q o NG >, Li 11.41 F 10.5 I CHANNEL ROAD 1 7 TG S I 0 899 I 212 O o 89 1Tc BAL B❑A INV �8�°T c 98�Tc B L \,/'D, 10 NG38 DATE GM 13.6 5 NIG 0 0.35 TG 35 INN PC 10. N39 11"D TREE 11.4 FS NG4 GA E_ LIMIT OF GRADING 11 PL WALL (TYP.) PROPERTY LIN CONSTRUCT 24" WIDE BY 18" D EP BOTTOMLESS TRENCH DRAIN PER DETAIL IN SHEET C3 0100 PC 10,99 FS 10.91 FL+ 05 FS (E) PARKWAY O 9 63 9.60 PROPER Y LINE F LIMIT OF GRADING FS 1988E CONCRETE SIDEWALK 9 7 15' 1" 40.03' _r�IFR-i2,.,7 UP S NG NS:,,, 1.4 ..., ��•� 11.38 TG N g 4 4 ..TCC TSO 11.6 FS PATIO ❑ RETE 1 J "S� 11.8 FS 11.51 FS - 9"D 11.1 �VING B 110.04 INV 16, 11.51 FS rC � REE 10,74N 026 Pq 1�0, 11•2St q o NG >, Li 11.41 F 10.5 TR -I NO. 1 7 TG S 9.921NV 27 INV M 30/6 � cli 10 NG38 DATE RESIDEN PLAN CHECK CORRECTIONS NG 61 10,56 1044 11.41 F FS NG �2 U�- QROFESS/0 X/ DAF z o�p,NG w N0. T 11.41 FS 10,56 FF = 12.04 2% FS z 11.37 TG 10,59 I..L r Q 10.15 INV 10.44 1 zLLI N 10.83 J a,11.41FS 1 C O Q N (c)z FS �U�cfl C -- X X 10 - � Lo v 1065 FSDo T Ld u 11.41 FS 10.50 10 W J C� m FS73 SII; � 110.04 INV 16, 11.51 FS rC � REE 10,74N �I Pq 1�0, 11•2St q o -S. >, 11.41 FS P ng S 61%2 11.37 TG 9.921NV E 11.4 F �11i�3 loi 11.05 FS 7"D T 4NE s TER PALM 6"[ PAI I-61 W 17 5" ,51 FS PAL +1a Y/DALM �- 1L11FS NG 1108 11,[9 FIRE + PLACE 1115 11.51 CD 11.12 12.041JF5 _ - . + / n ��ni� 11,13 � 11.51 FS rC � � V Pq C� d tv a 11•2St q o c o m u >, s' o O ng S 61%2 JAG CAR C13 p = STORY � cli # REVISION DATE RESIDEN PLAN CHECK CORRECTIONS 12/11/17 U�- QROFESS/0 X/ DAF z o�p,NG w N0. T C 66510 rrVnn 1033 11.5,31 9,561 c67WSTRUCT 24" WIDE BY 18" DEEP BOTTOMLESS TRENCH DRAIN PER DETAIL IN SHEET C3 PC0 1P8 TG 111 14��NV Oill • ti [LIMIT OF GRADING I 11.51 FS \ 1 .48 TG INV L WALL (TYP.) 10.14 INV 1. 1 FS 10.00 INV ROPERTY LINE CONSTRUCT 24" WIDE BY 18" DEEP BOTTOMLESS TRENCH DRAIN PER DETAIL IN SHEET C3 1 11.33 GFFG TE 11,FFS T4 LANA 4.03 - 17,36 - OP RTY L NE 11 1 11.29 FS 1� T 11.2 LLgy-EY LIMIT OF GRAD 11,05 11FS 10,98FL 11,00FL =4�4 g =4° 15'31" L=33.29' F S 7 FIS 2 0100 PC +11.1S FS 3 +11.03 FL +11.21 FS p1Q. CC 587';,EXP CM�OF .5m. AFo our`{ No ooingtOnQ CEGp 111 J 8 # rNGWCERFlEEq/N l rcn..._ G / 22 � N � rC � � V Pq C� d tv a q o c o m u >, s' o O ng a a C13 p = U to o a � cli # REVISION DATE PLAN CHECK CORRECTIONS 12/11/17 U�- QROFESS/0 X/ DAF z o�p,NG w N0. T C 66510 rrVnn P.63018 r I F OF wm z Loc I..L E w N O �o zLLI N O LLo N O 1 C O Q N (c)z W0 �U�cfl C -- X X ^ mQr�CT - � Lo v <rc VJ ^: O LL T Ld u W J C� m Tuo W 0<M El� mW Q m Q Q MI ---z z < Woo LL N LLLJ W Q P4 P� u N z U SHEET TITLE EROSION CONTROL PLAN PROJECT NO. MK17-57 DATE 8/30/17 SCALE AS REFERENCED SBIEET NO. C-5 22 GEOTECHNICAL INVESTIGATION FOR P l LOPMEI L CAT DAT 2123 EAST BALBOA BOULEVARD NEWPORT BEACH, CALIFORNIA Presented to: SHORELINE DEVELOPERS 1224 Ocean Front Newport Beach, CA 92661 Attn: Jeff Cefalia July 21 2017 Project No. JC045.1 Site: Proposed New Residential Development at 2123 E. Balboa Boulevard Newport Beach, California Executive Summa Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed residential development is feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be mitigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and surface drainage offerfavorable conditions for site re -development. The following key elements are conclusions confirmed from this investigation: • A review of available geologic records indicates that no active faults cross the subject property. • The site is located in the seismically active Southern California area, and within 2 kilometers of the Type B Newport -Inglewood Fault. As such, the proposed development shall be designed in accordance with seismic considerations specified in the 2016 California Building Code (CBC) and the Cityof Newport Beach requirements. • Foundation specifications herein include added provisions for potential liquefaction on-site per City policyCBC 1803.11-12. SUMMARY OF RECOMMENDATIONS Prepared by: EGA CONSULTAXTS, Inc. 375-C Monte Vista Avenue Costa Mesa, California 92627 ph (949)642-9309 fax (949) 642-1290 July 21, 2017 Project No. JC045.1 Lift thicknesses will be dependent on the size and type of equipment used. In P YP general, fill should be placed in uniform lifts not exceeding 8 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557). We recommend that oversize materials (materials over 6 inches) should they be encountered, be stockpiled and removed from the site. The on-site soils may be used as trench backfill provided they are screened of rock sizes over 6 inches in dimension and organic matter. Trench backfill should be compacted in uniform lifts (not exceeding 8 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis" section, above): Foundation Design Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All footings should be a minimum of 24 inches deep (measured in the field below lowest adjacent grade). Footing widths shall me an minimum 15 inches and 18 inches for interior cross beams and perimeter footings respectively. As stated above, additionally, to further reduce the effects of the thin zones of potentially liquefiable soils, the building slab shall include 15" wide by 24" deep interior grade beams to be reinforced with two No. 5 rebars (two at the top and two at the bottom). The cross beam locations shall be determined by the structural engineer. At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value of 1,750 and 2,250 psf (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. These values may be increased by one-third for loads of short duration, including wind or seismic forces. Proposed 2 -Story Residential Development 2123 E. Balboa Blvd., Netvpmt Beach, CA soils Repotl Project No. JC045.1 Jury 21, 2017 13 Building Slab: * Concrete slabs cast against properly compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. * Dowel all footings to slabs with No. 4 bars at 24 inches on center. * Concrete building slabs shall be underlain by 2 inches clean sand, underlain by a min. 15 mil Stege Wrap (visqueen moisture barrier), with all laps sealed, underlain by 4 inches of 3/4 -inch gravel (capillary break). Seismic Values : Water soluble Design Item Recommendations Mapped Spectral Response Acceleration at 0.2s Period, Se 1.718 g Foundations: 0.631 g Short Period Site Coefficient at 0.2 Period, F. 1.00 Footing Bearing Pressure: 1,750 psi- building, continuous; 2,250 psf - columns C/O: 1'718 g Passive Lateral Resistance: 250 psf per foot Design Spectral Response Acceleration at 0.2s Period, Sas 1.145 g Perimeter Footing Widths: min. 15 inches with two No. 5 bars top and bottom Walt Bushman, Architect PGAm = 0.711 g Perimeter Footing Depths: min. 24 inches below lowest adjacent grade 2480 Santa Ana Ave 0.00 s 80, <0.10 Coefficient of Friction: 0.30 ----- ---- Mat Slab (Optional): min. 12 inches with thickened edges (+ 6 inches) Costa Mesa, CA 92627 II Ip(MS), 0.50 with no. 5 bars @ 12" o.c. each way, top and bottom Soil Expansion: Non -Expansive Beach Sands Soil Sulfate Content: Negligible I(PM)(Ms), Building Pad Removals: min. 2% ff. overexcavation, with 3 ff. envelope where feasible ti�F opNG Z0. Sandy Soil Max. Density: 113.0 pcf @ 10.0 % Opt. Moisture Prepared by: EGA CONSULTAXTS, Inc. 375-C Monte Vista Avenue Costa Mesa, California 92627 ph (949)642-9309 fax (949) 642-1290 July 21, 2017 Project No. JC045.1 Lift thicknesses will be dependent on the size and type of equipment used. In P YP general, fill should be placed in uniform lifts not exceeding 8 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557). We recommend that oversize materials (materials over 6 inches) should they be encountered, be stockpiled and removed from the site. The on-site soils may be used as trench backfill provided they are screened of rock sizes over 6 inches in dimension and organic matter. Trench backfill should be compacted in uniform lifts (not exceeding 8 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis" section, above): Foundation Design Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All footings should be a minimum of 24 inches deep (measured in the field below lowest adjacent grade). Footing widths shall me an minimum 15 inches and 18 inches for interior cross beams and perimeter footings respectively. As stated above, additionally, to further reduce the effects of the thin zones of potentially liquefiable soils, the building slab shall include 15" wide by 24" deep interior grade beams to be reinforced with two No. 5 rebars (two at the top and two at the bottom). The cross beam locations shall be determined by the structural engineer. At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value of 1,750 and 2,250 psf (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. These values may be increased by one-third for loads of short duration, including wind or seismic forces. Proposed 2 -Story Residential Development 2123 E. Balboa Blvd., Netvpmt Beach, CA soils Repotl Project No. JC045.1 Jury 21, 2017 13 Building Slab: * Concrete slabs cast against properly compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. * Dowel all footings to slabs with No. 4 bars at 24 inches on center. * Concrete building slabs shall be underlain by 2 inches clean sand, underlain by a min. 15 mil Stege Wrap (visqueen moisture barrier), with all laps sealed, underlain by 4 inches of 3/4 -inch gravel (capillary break). Seismic Values : Water soluble Site Class Definition (Table 1613.5.2) D Mapped Spectral Response Acceleration at 0.2s Period, Se 1.718 g Mapped Spectral Response Acceleration at 1 s Period, S, 0.631 g Short Period Site Coefficient at 0.2 Period, F. 1.00 Long Period Site Coefficient at is Period, F, 1.50 Adjusted Spectral Response Acceleration at 0.2s Period, Sus 1'718 g Adjusted Spectral Response Acceleration at is Period, S,4, 0.9479 Design Spectral Response Acceleration at 0.2s Period, Sas 1.145 g Design Spectral Response Acceleration at 1 s Period, So, 0.631 g cn PGAm = 0.711 g Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Mat Foundation Design (Optional) Due to anticipated high tide waters and cohesionless sands during construction, a mat slab foundation system is a recommended option. Mat slabs founded in compacted fill or competent native materials may be designed for an allowable bearing value of 2,250 psf (for dead -plus -live load). These values may be increased by one-third for loads of short duration, including wind or seismic forces. The actual design of the foundation and slabs should be completed by the structural engineer. MIN. DESIGN ITEM Mat foundations: allowable bearing pressure: passive lateral resistance: mal slab thickness: steel reinforcement: coefficient of friction: Modulus of Subgrade Reaction RECOMMENDATIONS 2,250 psf 250 psf perfect min. 12 inches with thickened edges (+ 6 inches) no. 5 bars @ 12" o.c. each way,. top and bottom 0.30 ka =90 lbs/ins Cement Type for Concrete in Contact with On -Site Earth Materials Concrete mix design should be based on sulfate testing with Section 1904.2 of the 2016 CBC. Preliminary laboratory testing indicates the site soils possess negligible sulfate exposure. In the event import soils are used, the soils shall be tested for sulfate content and the associated recommendation shall be implemented as follows: .ACI 318 BUILDING CODE Table 4.3.1 - REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS Sulfate Water soluble Sulfate (SOa) in Cement Type Maximum water- Minimum fc', Exposure sulfate (SO,) in soil water, ppm EXP K In cemenlilious material normal -weight percent by weight v n ei ` > m ratio, by weight, normal and light weight cn Q v ti V to weight concrete concrete, psi Negligible 0.00 s 80, <0.10 0 s Sos<150 ------ ----- ---- Moderate 0.10<804<0.20 150<SO,<1500 II Ip(MS), 0.50 4000 S(MS),P(MS) I(PM)(Ms), QROFESS/pN X/q0l F� ti�F opNG Z0. m (SMj(Ms) C 66510 XP. 6 30 18 Severe 0,20 5 SO,, 2.00 1500 < SOa < V 0.45 4500 C W 10,000 LLI Proposed 2 -Story Residential Developmeat 2123 R. Balboa Blvd., Newport Beach, CA sous Report Project No. JC045.1 Judy 21, 2017 14 shall be vigorously induced during the ad radio operations. 9 Y 9 P grading P The foundation specifications outlined above will act to decrease the potential settlement due to liquefaction and/or seismically induced lateral deformation to tolerable amounts. The above specifications eliminate the use of piles and associated construction vibrations and groundwater displacement induced by caisson drilling or pile -driving. If the above specifications are incorporated, the proposed structure shall be stable and adequate for the intended uses and the proposed construction will not adversely impact the subject or adjacent properties. Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. CONCLUSIONS Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed improvements at the site are feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be mitigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and the surface drainage offer favorable conditions for site re- development. The following sections discuss the principle geotechnical concerns which should be considered for proper site re -development. Earthwork Grading and earthwork should be performed in accordance with the following recommendations and the General Earthwork and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading will be limited to the re -grading of the building pad for the proposed construction. In general, it is anticipated that the removal of the upper 21/ feet within the building footprint (slab -on -grade portion) will require removal and recompaction to prepare the site for construction. The removals should be accomplished so that all fill and backfill existing as part of the previous site use and demolition operations are removed. Proposed 2 -Story Residential Development 2123 E. Balboa Blvd., Newport Beach, CA Soils Report Project No. JC045.1 Lily 21, 2017 11 Ve Severe SO 4 P 2.00 50 > 10000 V us 0.45 500 pozzalan As a conservative approach, we recommend cement with a minimum strength f'c of 3,000 psi be used for concrete in contact with on-site earth materials. C..IH..w.....1 Utilizing the design recommendations presented herein, we anticipate that the majority of any post -grading settlement will occur during construction activities. We estimate that the total settlement for the proposed structure will be on the order of 1 inch. Differential settlement is not expected to exceed 1 inch in 30 feet. These settlement values are expected to be within tolerable limits for properly designed and constructed foundations. Lateral Load Resistance Footings founded in fill materials may be designed for a passive lateral bearing pressure of 250 pounds per square foot per foot of depth. A coefficient of friction against sliding between concrete and soil of 0.30 may be assumed. Capillary Break Below Interior Slabs In accordance with the 2016 California Green Building Standards Code Section 4.505.2.1, we provide the following building specification for the subject site (living area and garages slabs): Concrete building slabs shall be directly underlain by a min. 2 inches of clean/washed sand, underlain by a min.15 mil -thick moisture barrier (e.g. "Stego Wrap"), with all laps sealed, underlain by 4 inches of/4 -inch gravel. The above specification meets or exceeds the Section 5.505.2.1 requirement. Exterior Slabs -on -grade (Hardscape) Concrete slabs cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs and at 6 feet on center for sidewalks. Control joints are Proposed 2 -Story Residential Development 2123 E. Balboa Blvd., Newport Beach, CA soils Report Project No. JC045.1 Bdy21.2017 15 Where feasible, the limits of the pad fill shall be defined by a three (3) feet envelope encompassing the building footprint. Care should be taken to protect the adjacent property improvements. A minimum one foot thick fill blanket should be placed throughout the exterior improvements (approaches, hardscape, etc.). The fill blanket will be achieved by re -working (scarifying) the upper 12 inches of the existing grade. Additionally, for cohesion treatment of the site sand fills; soil -cement shall he used in the upper 2/: feet. To achieve this, during grading - dry bags of Portland Cement shall be mixed in the scarified over -excavation bottoms and into each of the overlying fill lifts. On a total volume basis, we anticipate a 3 to 5 percent cement blend for the proposed building pad and over -excavation. Water via a 2 -inch hose shall be vigorously induced during the pad grading operations. Site Preparation Prior to earthwork or construction operations, the site should be cleared of surface structures and subsurface obstructions and stripped of any vegetation in the areas proposed for development. Removed vegetation and debris should then be disposed of off-site. A minimum of 21/2 feet of the soils below existing grade will require removal and recompaction in the areas to receive building pad fill. Following removal, the excavated surface should be inspected by the soils engineer or his designated representative prior to the placement of any fill in footing trenches. Holes or pockets of undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable compacted fill. Fills The on-site soils are suitable for reuse as compacted fill, provided they are free of organic materials, debris, and materials larger than six (6) inches in diameter. After removal of any loose, compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 12 inches, brought to at least 2 percent over optimum moisture conditions and compacted to at least 90 percent relative compaction (based on ASTM: D 1557). If necessary, import soils for near -surface fills should be predominately granular, possess a very low expansion potential, and be approved by the geotechnical engineer. Proposed 2 -Story Residential Development 2123 E. Balboa Blvd., Newport Beach, CA Soils Report Project No. JC045.1 ]n1y21,2017 12 intended to direct cracking. Expansion or feltjoints should be used at the interface of exterior slabs on grade and any fixed structures to permit relative movement. Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs. Surface Drainage Surface drainage shall be controlled at all times. Positive surface drainage should be provided to direct surface water away from structures and toward the street or suitable drainage facilities. Ponding of water should be avoided adjacent to the structures. Recommended minimum gradient is 2 percent for unpaved areas and one percent for concrete/paved areas. Roof gutter discharge should be directed away from the building areas through solid PVC pipes to suitable discharge points. Area drains should be provided for planter areas and drainage shall be directed away from the top of slopes. It is recommended that no clearing of the site or any grading operation be performed without the presence of a representative of this office. An on site pre -grading meeting should be arranged between the soils engineer and the grading contractor prior to any construction. GEOTECHNICAL OBSERVATION AND TESTING DURING CONSTRUCTION We recommend that a qualified geotechnical consultant be retained to provide geotechnical engineering services, including geotechnical observation/testing, during the construction phase of the project. This is to verify the compliance with the design, specifications and or recommendations, and to allow design changes in the event that subsurface conditions differfrom those anticipated. Geotechnical observationsltesting should be performed at the following stages: • During ANY grading operations, including excavation, removal, filling, compaction, and backfilling, etc. • After excavations for footings (or thickened edges) andlor grade beams verify the adequacy of underlying materials. • After pre-soaking of new slab sub -grade earth materials and placement of capillary break, plastic membrane, prior to pouring concrete. • During backfill of drainage and utility line trenches, to verify proper compaction. • When/if any unusual geotechnical conditions are encountered. • Prior to slab pours to ensure proper subgrade compaction and moisture barriers. Please schedule an inspection with the geotechnical consultant prior to the pouring of interior and exterior slabs. Proposed 2 -Story Residential Development 2123 E. Balboa Blvd., Newport Beach, CA soils Report Project No. JC045.1 Bdy21.2017 16 1ERED Ga Qp ESSIO, Oavidq. O`C) �QQO �VRA/y0q! woRhin9ton Nom/ No. CEG 272 No. C 58364 GEanrEo Ii1g 4 EXP K In GEOILOCISr cr lST r. I\ �9 v] u� c U o N y n 1Y' � � `✓ CM [I�tl a CM Go 00 am v n ei ` > m c�G cn Q v ti V to I~ C6 �`+l+ o N # REVISION DATE PLAN CHECK CORRECTIONS 12/11/17 U QROFESS/pN X/q0l F� ti�F opNG Z0. m C 66510 XP. 6 30 18 T I FOF CAL FO z n IItt 1..� C W ° LLI Lo W C Z p � fn N t`nn N O � 0 N `J Z 1 N O Q ('0) W Y�CD(0 C: O1:15 X do CZ CV V Q C� Co O 0LL.C: r(n W U W J _ 0 CD ( /T U0 W OQ� EL m W n Q m Q Q I- z WOO Q W LL �I > V N W U NZO SHEET TITTLE SOILS REPORT RECOMMENDATIONS PROJECT NO. M K 17 - 5 7 DATE 8/30/17 SCALE AS REFERENCED S9'�EET NO. C-6 �9 GENERAL PLANTING NOTES PLANT LEGEND p a �� p a ° 5. 2" THICK PEA GRAVEL WITH FILTER FABRIC SHALL BE /� 1. ALL PLANTINGS BY VARIETY SHALL BE MATCHING HEIGHT AND WLCOS ° ° p `* ° SPREAD. CONTRACTOR TO SUBMIT PHOTOS OF EACH PLANT CONTINUOUS UNDER ALL SHRUB MASSES. SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY ZONE #4 ° ° 5 p a SPECIES INDICATED ON PLANS PRIOR TO DELIVERY ONSITE. 16 6. ALL PLANT MATERIAL SHALL BE SUBJECT TO APPROVAL BY ° a 5O\ ° THE LANDSCAPE ARCHITECT AND/OR CITY PRIOR TO d ° 2. MAINTAIN A QUALIFIED SUPERVISOR ON THE SITE a \ a AT ALL TIMES DURING CONSTRUCTION THROUGH COMPLETION INSTALLATION. ® SYAGRUS ROMANZOFFIANA QUEEN PALM 36"BOX 1 M ° OF PICK-UP WORK. 8 B.T.H. MIN. 7 p 7. ALL SOIL PREPARATION SHALL BE AS PER THE SOIL 1 ° � \ ° 3. VERIFY ALL PLANT MATERIAL QUANTITIES PRIOR TO AGRONOMY REPORT PAID FOR BY THE CONTRACTOR. AGAPANTHUS MIDNIGHT BLUE AGAPANTHUS MIDNIGHT BLUE 5 g 18 M �3 \ 4 g U INSTALLATION. PLANT MATERIAL QUANTITIES LISTED FOR 12-01-17 O ° ' > CONVENIENCE OF CONTRACTOR. ACTUAL NUMBER OF SYMBOLS $ ALL SOIL AMENDMENTS SHALL BE PER THE SOILS O AGAVE ATTENUATA FOXTAIL AGAVE 5 g 6 L 4 ° ° 3 \ 4 ° 0< SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. AGRONOMY REPORT PAID FOR BY THE CONTRACTOR. ° ° ° Cal 9. REFER TO FERTILIZER AND MAINTENANCE APPLICATIONS IN O CRASSULA ARBORESCENS CRASSULA BLUE WAVES 5 g 16 L 4. FURNISH AND PAY FOR ALL CONTAINER GROWN SHRUBS, a Q INCLUDING GROUND COVERS. BE RESPONSIBLE AND PAY FOR: SOILS REPORT ° 4 , a ® GARDENIA JASMINOIDES AUGUST BEAUTY GARDENIA 5 g 16 M PLANTING OF ALL PLANT MATERIALS; THE SPECIFIED GUARANTEE ° p ° OF ALL PLANT MATERIALS; AND THE CONTINUOUS PROTECTION NOTES: p ° Z 16. OF ALL PLANT MATERIALS UPON THEIR ARRIVAL AT THE SITE. REFER TO DETAILS 2 & 3 SHEET L-5 FOR SHRUB & VINE O SEMPERVIVUM CALCAREUM CALCAREUM 1g 30 L p D \ ® p PLANTING DETAIL. ° \ 1 a ° ° = © FESTUCA GLAUCA BLUE FESCUE 1g 6 M CONCONCRETE110.S.F. �: t\ ° J TOTAL LANDSCAPE PLANTING AREA .p PAVING `_`\ 4 < --. - 4M p° O ECHEVERRIAX IMBRICATA HENS & CHICKS 1g 6 L p VINE ° BIGNONIA CAPREOLATA TANGERINE BEAUTY 5 g 4 6 4 p ° ® 'TANGERINE BEAUTY' CROSS VINE L p d ° Q p CONCREJTEE AGGREGATE STONE - 2"(INCH) THICKNESS 3/$" (INCH) DIA. PEA GRAVEL WITH a ° 3 4 ° 6 O 61-0111 ( ) 3' HIGH FENCE (TYPICAL) GCI 295 SERIES LANDSCAPE FABRIC THROUGHOUT ALL PLANTING AREAS a 62 \ PAVIPiIG PARKWAY (E) . a °© 1 p SIDEWALK ° 5 1 ° a ° NEW 18" WIDE 5 �� \� ° w PLANTING AREA ( 26 SF.) (E) 6 HIGH FENCE (TYPICAL) p - O �� _z a a ° ° `5\ 4 p a J NEW 36" HIGH p _ a p ����������� -°- - F STUCCO WALL 16 F - CONCRETE W ° ° a a NEW 18" WIDE VINE VINE POCKET ° ° p ° a ®®® �P"NG AREA (25 SF.) POCKET STEPS ° ° ° 11 PROPERTY LINE ' Dp '. d d a a d ° a aGATE ° . - ° CONCRETE I 2 ' °_ °° ° d ° o a°° d °°d GATE ° a % d ° a ° SIDEWALK p °n 3 \ 4 ° 9: ° ° d ° .° CONCRETE a la ° 6 ° \ 4 ° Q PAVING a ° ° p PERVIOUS m 3 ° ° a p ° ° PAVERS IN QO 4 ° 333� PUBLIC R.O.Wda2 v ° a ° a d CONCRETE GUEST ° p 3 p 4 PAVING ROOM Q ° oI 4 \ 6 6 3 -CAR GARAGEi GREAT BATH ° o p 41J 1 a \ d2; co p 3� ° ° W I ° ° 1 ° ° ROOM W 7 �� 4 i a 1 ° I� °^ Q 4 4 a - ° ° °^ p X V CONCRETE ° °. d 44 p STEPS° oo ° . MAIN3 -- ENTRY eall W o � 4 o zJ Q r \ ^ 4 p ° v, °,Q d ° 2 O p w 6,- 1 1 I KITCHEN GUEST ° 5�5 7 4 m ROOM 4 a a I r� L 4l �i �Fo a ` `3 � 4 °I ROOM ELEC. GAS d \ ° 12-01-17 H 3 \ I CONCRETE METER METER CONCRETE =� 1� 4'x4' CUTOUT - ® 6' a 3 \ 41 I PAVING — ° ° °PAVING ° 3\ 4 7 p FOR PALM TREE. °.�1 1 ° °.�� DOOR,5�1.;,5z1 GATE ° INSTALL PALM PER ° ° 4 ° CONCRETE d ° \ ° ° 4 ° CITY OF NEWPORT e _ \ 4 I PAVING ° a a ° ° ° ^ d ° ° ° °° ° o ° ° a °" o BEACH STANDARDS I ° 3 \ I °4 ° a ° d 3 3 °° ° p — ° \ 1 WITH 2" THICK I ' 4 I ° ° ° . ° ° p 1_ °.�° °s�� W da 80.37 5 1 D p° PEA GRAVEL o °° a ; `1 :\ 1 1 °^ ° o G°ATE ^ ° pan\•, ° AT BASE LINE 2 °` PROPERTY VINE POCKET 5 �: a ° (TYPICAL)4 LLLLL(E) 6' HIGH FENCE VINE POCKET N ° ---�. PROPER SEE ENLARGED w w PLAN THIS SHEET ° J0 (E) 3' HIGH FENCE (TYPICAL) OVERALL PLANTING PLAN PR ENLARGED PLAN SCALE 1/2"=1'-0" SCALE 1/4"=1'-0" DRAWN: R.J.MDIG ALERT RMA INTERNATIONAL pNDSCAp DATE: CEFALIA RESIDENCE LANDSCAPE ARCHITECTURE & PLANNING ���o�R _Mgy9P PLANTING PLAN 12.01.17 CHECKED: R.J.M 02 ? APPR.: DIAL TOLL FREE 2123 E. Balboa Blvd. 315 3RD STREET SUITE N y SHEET HUNTINGTON BEACH, CA 92648 1Si 201 �� AT LEASTTWOD YS Newport Beach, CA 92661 P (562) 618-9119 sy exp08.31.1 ��P REVISION DATES AT LEAST TWO DAYS UN�ERGROUNDSERVICEALERT OF SOUTHERN EMAIL: rmalandscape@gmail.com CALIFORNIA DIG FOF \E� TY COMMENTS INSTALL �A 0 STREET TREE 12-01-17 so WATER USE CALCULATIONS- 2123 BALBOA BLVD NEWPORT BEACH, CA 92663 12-01-17 A-3 3/4" A-4 3/4 PALM TRE 1 IN PARK" -- CONCRETE F- ° TOTAL TOTAL MAXIMUM APPLIED WATER ALLOWANCE (MAWA): ANNUAL ETo x CONSTANT x (ETFACTOR x LA SO.FTJ + (ETFACTOR x SLA SOFT)) GALL ONS/YEAR CUBICFT/YEAR LF PAVING F— 4 ° ° M Total Landscape Area: 115 43.50 0.62 0.55 115 0.55 0 1,706 228 PLANT WATER (PFJ PLANT (HA) HYRDROZONE PFx HA 4° ° 4 ` e \ LANDSCAPE HYRDROZONE TABLE & CALCULATIONS USE TYPE x FACTOR x SO. FT. - SO. FT a ° ° ° ° CONCRETE —In 4 ° PROPERTY LINE Hydrozone 1: Shrub Area & Palm Tree (Drip & Bubbler Irrigated) MEDIUM -LOW 0.40 55 22 u 4 4 Hydrozone 2: Shrub Area & Vine Areas (Drip & Bubbler Irrigated) MEDIUM -LOW 0.40 55 22 a ° ° °a R I Hydrozone 3: Vine Area (Bubbler Irrigated) MEDIUM -LOW 0.40 5 2 ° ° (2) 1 1/2" ROOM ° ` ° 4 °°4 ° PFx HA IRRIGATION °1 1/2'i 4 a sa ° TOTAL TOTAL ESTIMATED TOTAL WATER USE (ETWU): ANNUAL ETo x CONSTANT x (TOTAL / EFFICIENC1,9 GALL ONS/YEAR CUBIC FT/YEAR 43.50 0.62 22 0.81 733 98 Hydrozone 1: Shrub Area & Palm Tree (Drip & Bubbler Irrigated) Hydrozone 2: Shrub Area & Vine Areas (Drip & Bubbler Irrigated) 43.50 0.62 22 0.81 ° ° CONCRETE I 733 98 Hydrozone 3: Vine Area (Bubbler Irrigated) 43.50 0.62 2 0.77 70 9 ° 1 ° ETWU TOTAL: 1,535 205 4A �) 3/4" KITCHEN MAWA TOTAL: 1,706 228 ° ° C \ ° 14 UNDER MAWA BY: 171 433 1112-01-17 (2) BUBBLE FOR PALM TREE PERVIOUS PAVERS IN PUBLIC R.O.W. 6'-0" PARKWAY Appendix B CERTIFICATION OF LANDSCAPE DESIGN I hereby certify that: (1) I ant a professional appropriately licensed in the State of California to provide professional landscape design services. (2) The landscape design and water use calculations for the property located at 2123 East Balboa Blvd. Newport Beach CA 92661 (provide street address or parcel number(s)) were prepared by me or under my supervision. (3) The landscape design and water use calculations for the identified property comply with the requirements of Ute City of Newport Beach Water Efficient Landscape Provisions and the City of Newport Beach Guidelines for Implementation of the City of Newport Beach Water Efficient Landscape Provisions (4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of Newport Beach Guidelines for Implementation of the City of Newport Beach Water Efficient Landscape Provisions Robert J. McMahon Jr. 09.01.17 Print Name Date lev hd 9�X_42,z CA # 3463 ighature License Number 315 3rd Street Suite N Hunting ton Beach CA 92648 Address (562) 618 - 9119 Telephone Landscape Design Professional's Stamp Ifa licable �pNDSCgp �0 pS J. M,M 11 _VP 13 - y B-1 ix roof 17 6'-0" 0. (E) SIDEWALK A-1 A-2 HYDROZONE 1 3/4" 3/4" HYDROZONE 2 1 1/2" SLEEVES 3/4" ------�---- ----- A-3 3/4" A-4 3/4 PALM TRE 1 IN PARK" -- CONCRETE F- ° 3/4' 4 °= ° ° \ a 3/4 — — - ° IF ° ° ° a SLEEVE 4 - p ° 4 LF PAVING F— 4 ° ° M \ ° ° 1" MAINLINE - N" a ° ° 4 4 `3/4" °�° 4 0' a F ° ' ° 4° ° 4 ` e \ ° 4 ° — — _ 4a 80.3 ° d . ? ° ° ° Q � a ° ° ° ° CONCRETE —In 4 ° PROPERTY LINE M' °° , ° PAVING I • ° ` 4 ° a ° u 4 4 '3/4"° 3/4" a ° ° °a R I 4 4 GREAT ° ° ° 4 ° ° (2) 1 1/2" ROOM ° ` ° 4 °°4 ° SLEEVES °1 1/2'i 4 a sa ° 1 ° °° °° SLEEVES 4 ° I ° ° 3/4" ° ° ° �° ° o I �; ° MAIN 4 4 n ` I °I °� ° ° I �� I I° ENTRY ° ° CONCRETE I I ° a� °°° ° e - 4STEPS ° <I 4 ° IN ° 1 ° 4A �) 3/4" KITCHEN CD ° ° C \ ° 14 DINING ° °ROOM 4 ° W ° °Z ° 3/4 "° zi Q rmalandscape@gmail.com E-mail Address Appendix E LANDSCAPE INSTALLATION CERTIFICATE OF COMPLETION I hereby certify that: (1) 1 am a professional appropriately licensed in the State of California to provide professional landscape design services for: Cefalia Residence (project name, mailing address and telephone). 2123 East Balboa Blvd. Newport Beach, CA 92661 (2) The landscape project for the property located at 2123 East Balboa Blvd. Newport Beach , CA 92661 (provide street address or parcel number(s)) was installed by fine or under my supervision. (3) The landscaping for the identified property has been installed in substantial conformance with the approved Landscape Documentation Package and complies with the requirements of the City of Newport Beach Water Efficient Landscape Provisions and the City of Newport Beach Guidelines for Implementation of the City of Newport Beach Water Efficient Landscape Provisions for the efficient use of water in the landscape. (4) The following elements are attached hereto: a. irrigation scheduling parameters used to set the controller; IS. landscape and irrigation maintenance schedule; c. irrigation audit report; and d. soil analysis report, if not submitted with Landscape Documentation Package, and documentation verifying implementation of the soil report recommendations. (5) The information I have provided in this Landscape Installation Certificate of Completion is true and correct and is hereby submitted in compliance with the City or Newport Beach Guidelines for Implementation of the City of Newport Beach Water Efficient Landscape Provisions Print Name Date Sianaturc License Number Address Telephone E-mail Address Landscape Design Professional's Stantp (If Appropriate) HOSE BIB P.O.C. (POINT OF CONNECTION) WATER METER PER TIE INTO POTABLE WATER CIVIL PLANS PROPERTY LINE 80.38' 2" SLEEVES LINE HOSE BIB AT GARAGE �111111f,°GATE GATE ®° ®°®®®®®®®®®®®®' s °®®®® ® ®® °RS ° ° ° ti ti ti \n/nn CNCR POVINGETE INSTALL RAIN SENSOR C ON EXTERIOR OF a GUEST BUILDING ROOM LOCATE 120V O ° IRRIGATION BATH CONTROLLER ° CD a M INSIDE THE GARAGE ROUTE WIRING TO ° LUJ EE VALVES A-1 TO A-4 Q W O � z J O Q 3 -CAR GARAGE 41° GUEST ° ROOM °4 ELEC. GAS ° ° METER METER ° ° 4 CONCRETE F- ° PAVING DOOR ° `1 1/2to ° UJ \ ° CONCRETE ° SLEEVE 4 - p °- PAVING F— ° ° ° ° ° 4 ° ° °° 4 °° — 3'/4" ° ° ° ° ° 3/4" _ 1 1 /2" SLEEVES _ —' _ - — — ° a a ° 4 ° ° `3/4" °�° — — = °-° -° °- ° ' ° 4° ° 4 ` e \ 3/4"' _ — —GATE e —° ° ° ° ° — — _ 4a 80.3 Ra FV ` — Ia — °°— — °° — °° ° —In 4 ° PROPERTY LINE I • u 4 HYDROZONE3 HFVH R I HYDROZONE1 HYDROZONE2 HYDROZONE3 IZl ° I>CI - a - GATE ° N SCALE 1/4"=1'-0" IRRIGATION LEGEND MAN U FACTU RER/MO DEL/D ESCRI PTI ON N FV E RAINBIRD MANUFACTURER MODEL: # 1300A -F .50 GPM ADJUSTABLE FULL CIRCLE BUBBLER ON SCHEDULE 80 RISER SEE DETAIL -1, SHEET (2) TWO BUBBLERS PER VINE .50 GPM SEE DETAIL -1, SHEET L-5 RAINBIRD - ATMOSPHERIC VACUUM REMOTE CONTROL VALVE MODEL: XACZ075PRF LOW FLOW CONTROL ZONE KIT WITH LOW FLOW ANTI SIPHON VALVE & PR RBY FILTER WITH ATMOSPHERIC VACUUM BREAKER FOR BACKFLOW PREVENTION. SEE DETAIL- B SHEET -L-3. RAINBIRD - SMART CONTROLLER MODEL: ESP 6SMTE 6 STATION INDOOR SMART MODULAR CONTROL WITH ON-SITE WEATHER STATION (WEATHER / RAIN SENSOR). MEASURES RAINFALL AMOUNTS AND TEMPERATURES TO AUTOMATICALLY RECALCULATE RUN TIMES FOR EACH ZONE. 8 YEARS OF HISTORICAL WEATHER DATA BY ZIP CODE IS COMBINED WITH LOCAL WEATHER DATA TO ADJUST WATERING RUN TIMES ON A DAILY BASIS. SEE DETAIL- C SHEET -L-3. AREA TO RECEIVE DRIPLINE NETAFIM SURFACE PRESSURE COMPENSATING LANDSCAPE DRIPLINE WITH COPPER SHIELD TECHNOLOGY 0.6.GPH EMITTERS AT 12" O.C. DRIPLINE LATERALS SPACED AT 12" APART, WITH EMITTERS OFFSET WITH TRIANGULAR PATTERN UV RESISTANT. SEE DETAIL 3, 4, 5 & 6 SHEET L-4 NETAFIM DRIP CIRCUIT FLUSH VALVE. SEE DETAIL 1 & 2. SHEET L-4 NETAFIM DRIP CIRCUIT AIR VACUUM RELIEF VALVE. SEE DETAIL 1 & 2. SHEET L-4 NETAFIM DRIP CIRCUIT MANIFOLD CONNECTION NOTE: LOCATION IS DIAGRAMMATIC, SEE DRIP DETAILS FOR PVC LATERAL TO DRIP TUBING AND MANIFOLD CONNECTION. SEE DETAIL -3, SHEET L-4 150 MESH 'Y' NETAFIM DRIP FILTER WITH PRESSURE REGULATOR ASSEMBLY OR EQUAL. CONNECT TO EXISTING REMOTE CONTROL VALVES. IRRIGATION LATERAL LINE: PVC CLASS 200 WITH SOLVENT WELD CLASS 200 FITTINGS. MIN. SIZE SHALL BE 3/4" 12" MIN. BURY DEPTH. SEE DETAIL -1, SHEET L-3 IRRIGATION MAINLINE MAINLINE SHALL BE: PVC SCHEDULE 40 AND CLASS 315 WITH SCHEDULE 40 PVC SOLVENT WELD FITTINGS. PVC SCHEDULE 40 TO 1 1/2". PVC CLASS 315 SDR 13.5 FOR PIPES 2" AND LARGER. 24" MIN BURY DEPTH. PIPE SLEEVE: PVC CLASS 315 SDR 13.5 TYPICAL PIPE SLEEVE FOR IRRIGATION PIPE. PIPE SLEEVE SIZE SHALL ALLOW FOR IRRIGATION PIPING AND THEIR RELATED COUPLINGS TO EASILY SLIDE THROUGH SLEEVING MATERIAL. EXTEND SLEEVES 18 INCHES BEYOND EDGES OF PAVING OR CONSTRUCTION. 24" MIN. BURY. HOBE BIB Z NEW NIBCO MANUFACTURER MODEL: # T-113 GATE VALVE LINE SIZE WM WATER METER PER CIVIL PLANS VALVE/CONTROLLER SEQUENCE VALVE SIZE GPM DRAWN: R.J.M DIG ALERT RMA INTERNATIONAL O pNDSCAPe DATE: CEFALIA RESIDENCE LANDSCAPE ARCHITECTURE & PLANNING ��°1 _& 0 0 IRRIGATION PLAN 12.01.17 CHECKED: R.J.M CO °2 s 2123 E. Balboa Blvd. 315 3RD STREET SUITE N U, SHEET n HUNTINGTON BEACH, CA 92648 O 12. 01.17 APPR.: DIAL TOLL FREE 2.01 1 1-800-422-4133 Newport Beach, CA 92661 P (562) 618-9119r AT LEAST TWO DAYS �9T Xp0831.1 ��Q REVISION DATES L.2 BEFORE YOU DIG EMAIL: rmalandscape@gmail.com FCF CA0n 0 CITY COMMENTS INSTALL UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA STREET TREE 12-01-17 PVC SCH 40 PVC CLASS 200 MAIN SUPPLY, MAIN SUPPLY LATERAL 120 VOLT WIRING LATERAL AND WIRING 1" AND SMALLER: 18" 1 PER LOCAL 1 CODE WIRINGLATERAL MAINLINE ILM ALL MAINLINE SHALL BE INSTALLED PER MFG'S. SPECIFICATIONS SNAKE ALL PLASTIC PIPE INTO TRENCHES AS SHOWN. NOTE - ALL ALL UNDER PRESSURE IRRIGATION MAINLINE PIPING SHALL BE PVC SCH 40 ALL NON PRESSURE LATERAL LINES SHALL BE PVC CLASS 200 CINSIDEWALL—J CONNECT TO RAIN WEATHER / RAINBIRD SMART CONTROLLER MODEL: ESP 6SMTE 6 STATION INDOOR SMART MODULAR CONTROL WITH ON-SITE WEATHER STATION (WEATHER / RAIN SENSOR) MEASURES RAINFALL AMOUNTS AND TEMPERATURES TO AUTOMATICALLY RECALCULATE RUN TIMES FOR EACH ZONE. 8 YEARS OF HISTORICAL WEATHER DATA BY ZIP CODE IS COMBINED WITH LOCAL WEATHER DATA TO ADJUST WATERING RUN TIMES ON A DAILY BASIS ELECTROMECHANICAL CONTROLLER: INDOOR WALL MOUNT 1.5 -INCH PVC SCH 40 CONDUIT AND FITTINGS JUNCTION BOX WIRES TO REMOTE CONTROL VALVES 1 -INCH PVC SCH 40 CONDUIT TO POWER SUPPLY C) IRRIGATION CONTROLLER WITH WEATHER / RAIN SENSOR 30 -INCH LINEAR LENGTH OF WIRE, COILED ID TAG WATER PROOF CONNECTION (1 OF 2) REMOTE CONTROL VALVE: RAIN BIRD ASVF INSTALL 12 -INCH MIN. A130VE HIGHEST POINT OF DISCHARGE UV RADIATION RESISTAIVT PVC SCH 40 MALE ADAPTER (1 OF 2) UV RADIATION RESISTANT PVC SCH 40 PIPE (1 OF 2) FINISH GRADE/TOP OF MULCH PVC SCH 40 ELL (1 OF 2) PVC LATERAL PIPE (1 OF 2) NTS K B )ATMOSPHERIC VACUUM CONTROL VALVE DRAWN: R.J.M CHECKED: R.J.M C E FA L I A RESIDENCE APPR.: 2123 E. Balboa Blvd. Newport Beach, CA 92661 ESP4SMTE - 4-22 Station In"dooh 0utdaor mart Mod. >ularTimer • `4 to 2t station i6doorsifim niadular cantrollsystem for residential and light camtnerd3l use EPA MiterSense approved, provides water -savings of 30770% over tradid mal controller- at on-site weather station manures rainfall amounts and termperaturestaautornatiially remiculate olio times far each zone B Years of hi&tk xica6 W'&A.ar'data,hy zip code is combined with Local weadter'data t6 adjust. yraterimy tun tinnes`m a dally • Large;bade-lit display and easp.=td-iolP6vrinenusfnrqui¢kprogramtniny • Croon-mararnpe memory mal=lris.tbntrWersemngs indefin'" even inch avmlt: ProlongedpotNerautage RAINBIRD ATMOSPHERIC VACUUM CONTROL VALVE MODEL: XACZ075PRF LOW FLOW CONTROL ZONE KIT WITH 3/4"LOW FLOW ANTI SIPHON VALVE & 3/4" PR RBY FILTER WITH ATMOSPHERIC VACUUM BREAKER FOR BACKFLOW PREVENTION. XACZ107SP'RF - Low F16W Control Zone ICit with: 4 Ar g L uy F1�►w �tniti ipl Oil V ,ji/e Sa 3,14 its. ,PR" RBY -Filler Pxaduxt nestripton /' ,�� Reliable Caxttrol Zone lCits.thatindudethe Low Flour Vallae, the onlyvalve an tare marketthat can handle Imv flows (below Bgprni,vr thout weegsing. Come te; and je I c rating.. Zpna KCs include the fieWbruven Low F[atir Anti -Siphon ViNd that has an arinaspheric vanuum,breakeefar hatkAaw Complete; two -p preve g. These 'PR Fihar dis provide onloff carttrol, fihaatiao; and"Pressure. regtrlavait With otily2WO parts;. so there is bass chant' of leakage afthe eonriettions, both aat installaidan and mver'66 fife os the systengs NTS RMA INTERNATIONAL ID %Y4 SCAP$I LANDSCAPE ARCHITECTURE & PLANNINGy��o�twJ Mafe�yoyPOy 315 3 RD STREET SUITE N m HUNTINGTON BEACH, CA 92648* Slue... ~ 09.01.17 P (562) 618-9119 EMAIL: rmalandscape@grriail.com ��"Te o08 wvt_ NTS Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Serving These Nine Southern Colifornio Counties Santo Barboro•Inyo • yenturo Los Angeles •Riyerside •Imperial Oronge•Son Diego•Son Bernardino Underground Service Alert of Southern California DATE: IRRIGATION DETAILS 09.01.17 SHEET REVISION DATES L=3 32 INSTALL ALL 120 VOLT WIRE IN PROVIDE A 20" CONDUIT PER LOOP IN WIRE AT LOCAL CODE. ALL CHANGES OF DIRECTION GREATER THAN 30'. REMOVE TIES AFTER ALL CONNECTIONS HAVE BEEN MADE. NOTE - ALL ALL UNDER PRESSURE IRRIGATION MAINLINE PIPING SHALL BE PVC SCH 40 ALL NON PRESSURE LATERAL LINES SHALL BE PVC CLASS 200 CINSIDEWALL—J CONNECT TO RAIN WEATHER / RAINBIRD SMART CONTROLLER MODEL: ESP 6SMTE 6 STATION INDOOR SMART MODULAR CONTROL WITH ON-SITE WEATHER STATION (WEATHER / RAIN SENSOR) MEASURES RAINFALL AMOUNTS AND TEMPERATURES TO AUTOMATICALLY RECALCULATE RUN TIMES FOR EACH ZONE. 8 YEARS OF HISTORICAL WEATHER DATA BY ZIP CODE IS COMBINED WITH LOCAL WEATHER DATA TO ADJUST WATERING RUN TIMES ON A DAILY BASIS ELECTROMECHANICAL CONTROLLER: INDOOR WALL MOUNT 1.5 -INCH PVC SCH 40 CONDUIT AND FITTINGS JUNCTION BOX WIRES TO REMOTE CONTROL VALVES 1 -INCH PVC SCH 40 CONDUIT TO POWER SUPPLY C) IRRIGATION CONTROLLER WITH WEATHER / RAIN SENSOR 30 -INCH LINEAR LENGTH OF WIRE, COILED ID TAG WATER PROOF CONNECTION (1 OF 2) REMOTE CONTROL VALVE: RAIN BIRD ASVF INSTALL 12 -INCH MIN. A130VE HIGHEST POINT OF DISCHARGE UV RADIATION RESISTAIVT PVC SCH 40 MALE ADAPTER (1 OF 2) UV RADIATION RESISTANT PVC SCH 40 PIPE (1 OF 2) FINISH GRADE/TOP OF MULCH PVC SCH 40 ELL (1 OF 2) PVC LATERAL PIPE (1 OF 2) NTS K B )ATMOSPHERIC VACUUM CONTROL VALVE DRAWN: R.J.M CHECKED: R.J.M C E FA L I A RESIDENCE APPR.: 2123 E. Balboa Blvd. Newport Beach, CA 92661 ESP4SMTE - 4-22 Station In"dooh 0utdaor mart Mod. >ularTimer • `4 to 2t station i6doorsifim niadular cantrollsystem for residential and light camtnerd3l use EPA MiterSense approved, provides water -savings of 30770% over tradid mal controller- at on-site weather station manures rainfall amounts and termperaturestaautornatiially remiculate olio times far each zone B Years of hi&tk xica6 W'&A.ar'data,hy zip code is combined with Local weadter'data t6 adjust. yraterimy tun tinnes`m a dally • Large;bade-lit display and easp.=td-iolP6vrinenusfnrqui¢kprogramtniny • Croon-mararnpe memory mal=lris.tbntrWersemngs indefin'" even inch avmlt: ProlongedpotNerautage RAINBIRD ATMOSPHERIC VACUUM CONTROL VALVE MODEL: XACZ075PRF LOW FLOW CONTROL ZONE KIT WITH 3/4"LOW FLOW ANTI SIPHON VALVE & 3/4" PR RBY FILTER WITH ATMOSPHERIC VACUUM BREAKER FOR BACKFLOW PREVENTION. XACZ107SP'RF - Low F16W Control Zone ICit with: 4 Ar g L uy F1�►w �tniti ipl Oil V ,ji/e Sa 3,14 its. ,PR" RBY -Filler Pxaduxt nestripton /' ,�� Reliable Caxttrol Zone lCits.thatindudethe Low Flour Vallae, the onlyvalve an tare marketthat can handle Imv flows (below Bgprni,vr thout weegsing. Come te; and je I c rating.. Zpna KCs include the fieWbruven Low F[atir Anti -Siphon ViNd that has an arinaspheric vanuum,breakeefar hatkAaw Complete; two -p preve g. These 'PR Fihar dis provide onloff carttrol, fihaatiao; and"Pressure. regtrlavait With otily2WO parts;. so there is bass chant' of leakage afthe eonriettions, both aat installaidan and mver'66 fife os the systengs NTS RMA INTERNATIONAL ID %Y4 SCAP$I LANDSCAPE ARCHITECTURE & PLANNINGy��o�twJ Mafe�yoyPOy 315 3 RD STREET SUITE N m HUNTINGTON BEACH, CA 92648* Slue... ~ 09.01.17 P (562) 618-9119 EMAIL: rmalandscape@grriail.com ��"Te o08 wvt_ NTS Call Toll Free 1-800-227-2600 2 Working Days Before You Dig Serving These Nine Southern Colifornio Counties Santo Barboro•Inyo • yenturo Los Angeles •Riyerside •Imperial Oronge•Son Diego•Son Bernardino Underground Service Alert of Southern California DATE: IRRIGATION DETAILS 09.01.17 SHEET REVISION DATES L=3 32 LEGEND LEGEND LEGEND NOTE: LEGEND 1. V ABOVE FINISH GRADE. 7. 11T SCH 80 PVC NIPPLE 1. FINISHGRADE.- 6. PVC TEE (SxSxT) WITH 10 1. 1' ABOVE FINISH GRADE. 6. 314" SCH 80 PVC NIPPLE USE ONE FLUSH VALVE FOR EVERY 7 GPM PER ZONE. (LENGTH AS REQUIRED), NOTE: FFT OUTLET. 1. NETAFIM DL2000 AUTOMATIC 6. AREA PERIMETER. (LENGTH AS REQUIRED). 2. NATIVE SOIL PER USE ONE AIR/REUEF VALVE FOR EVERY 7 GPM PER ZONE. 2. NETAFIM DL2000 DRIPUNE 2, NATIVE SOIL PER LOCATE AT LOW POINTS. FLUSH RATE IS0.0GPM. FLUSH SPECIFICATIONS. 8. BRICKSUPPORTS(2 SOIL FPLUMBED TO LUSH VALVE FLUSH PRESSURE IS2PSI. REFER TO NETAFIM PUBLICATION PUBLIC TIONFOPOINTS. REFER TO NETAFIM IATERAL,INSTALLATGRADE T SPECIFICATIOBNSKFILLPER MANIFOLD LUSH 7. 4"FROTERLATERALS2"T0 SPECIFICATIONS. 7. BRICK SUPPORTS (2 COMMON BRICKS REQUIRED). PUBLICATION FOR SPECIFICATIONS, MANIFOLD ATLOW POINT. 4"FROM EDGE FOR SPECIFICATIONS. ) 3. NETAFIM LOGEZE TEE (FFI16). COMMON BRICKS REQUIRED). 3. FINISH GRADE, B. COVER DRIPLINE TUBING 2. PVC FLUSH MANIFOLD. 8. PVC LATERAL LINE FROM 3. FINISH GRADE. 9. PEA GRAVEL SUMP (6" DEEP). 4. NETAFIM BLUE STRIPE POLY WITH 2'(INCH) FOREST FLOOR DRIP ZONE KIT, 8. PEA GRAVEL SUMP (6"x18"). 4. NETAFIM DL2000AIRIVACUUM TUBING 3. NETAFIM DL2000 OPERATION 4. NETAFIM DL2000 FLUSH VALVE RELIEF VALVE (YD -50034). 10, PVC ELL (SXT) WITH 1!2' INDICATOR LDL•MP9 9. NETAFIM LOC•EZE TEE (FCH-H-FIPT). 9. PVC TEE (SxSxT)WITH 314" THREADED OUTLET. S. NETAFIM LOGEZEX112"MPT 9. DEPTH OF PVC SUPPLY LINE )' (FTTt6). OPTIONAL THREADED OUTLET. 5. 112" PVC COUPLING (TxT). ADAPTER (FAM16).• tY ( INCH) . 5. 6" ROUND PLASTICVALVE 11. PVC PIPING. 10. PVC SUPPLY MANIFOLD. BOX HEAT BRAND 'FV" ON 10, PVC PIPING. 6. T ROUND PLASTIC VALVE 4. NETAFIM DL2000 LID INI"HIHCHARACTERS. BOX-. HEAT,BRAND.AR"ON MANIFOLD -TO -ELBOW 11. NETAFIM DL2000AIRIVACUUM CONNECTION (TYP). RELIEF VALVE (YD -50034) LI IN IR HIGH CHARACTERS. PLUMBED TO SUPPLY 5. NETAFIM DL2000 DRIPLINE MANIFOLD AT HIGH POINT. 8 LATERAL (RGP-XXX-XX). 2 if �--o\I/ - -. 1 3 4 I -I I I -I 9 I 1 I I I=I (I 2 5 III -III IlI-I I I I- 11-:1 I l 11- 4 -I-III--III-I 1 I I I I =FN^-� NOTE: 5 6 n THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE I I -III I I I -I ( 1 I --,TT1) I I-I1I GI=I�"J SHALL NOT EXCEED THE MAXIMUM RUN LENGTH. SEE _ - ? NETAFIM SUBSURFACE IRRIGATION DESIGN GUIDE _ f 7_9 10 -III-III-III IM 11 7 =1 11=1 11=1 I =1III -III- ,o -111-1 I-11 -1II-III SECTION/ELEVATION NOT TO SCALE NOTES! 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS. 2, DO NOT SCALE DRAWINGS. 3. CONTRACTORS NOTE: FOR PRODUCT AND COMPANY INFORMATION'NISIT www.CADdetalls.comlinto REFERENCE NUMBER06ii188w, i DRIP CIRCUIT FLUSH VALVE DETAIL JNOT TO SCALE LEGEND 1. PVC LATERAL LINE FROM 7. PVC FLUSH MANIFOLD. DRIP ZONE KR. 8, AIRNACUUM RELIEF FLUSH VALVE (FCH.H•FIPT) 8. -PERIMETER LATERALS 2" TO 2. PVC SUPPLY MANIFOLD. 4' FROM EDGE. 3. NETAFIM DL20M 9. AREA PERIMETER. MANIFOLD -TO -ELBOW `------- CONNECTION (TYP). 10. NETAFIM DL2000 OPERATION INDICATOR (DL-MP9), 4. NETAFIMDL2000DRIPLINE OPTIONAL. 2. PVC FLUSH MANIFOLD. LATERAL (RGP-)XX-XX). 11. NETAFIM DL2000 AUTOMATIC 5. NETAFIM DL2000 AIRNACUUM FLUSH VALVE (FCH-H-FIPT) RELIEF VALVE (YD•500.34) PLUMBED TO FLUSH PLUMBED TO NETAFIM BLUE MANIFOLD AT LOW POINT. F1 STRIPE POLY TUBING `3. NETAFIM DL2000 (EHD1645-XXX) AT EACH HIGH 1 POINT. 6. AIRNACUUM RELIEF MANIFOLD-TO;ELBOW LATERAL, NETAFIM BLUE STRIPE I POLY TUBING (EHD1645-XXX) CENTERED ON MOUND OR CONNECTION (TYP). BERM. I NOTE: THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE SHALL NOT EXCEED THE MAXIMUM RUN LENGTH. SEE NETAFIM SUBSURFACE IRRIGATION DESIGN GUIDE PLAN NOT TO SCALE NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS. 2. DO NOT SCALE DRAWINGS. 3. CONTRACTORS NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetalis.comfinto REFERENCE NUMBER 065.188h. DRIP CIRCUIT LAYOUT - END FEED DETAIL SECTION/ELEVATION NOT TO SCALE NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH p1ANUFACTURERS SPECIFICATIONS. 2. DO NOT SCALE DRAWINGS. 3. CONTRACTORS NOTE FOR PRODUCT AND COMPANY INFORMATION VISIT wim.CADdetails.00miinto REFERENCE NUMBER 065-188q. _DRIP AIR VACUUM RELIEF VALVE DETAIL NOT TO SCALE LEGEND 1. NETAFIM DL2000 AUTOMATIC 8, AIRNACUUM RELIEF FLUSH VALVE (FCH.H•FIPT) LATERAL,NETAFIM BLUE STRIPE FV 4 - PLUMBED TO FLUSH POLY TUBING (EHD1645-XXX) MANIFOLD AT LOW POINT.. " CENTERED ON MOUND OR ----`----- `------- BERM. 2. PVC FLUSH MANIFOLD. 9. NETAFIM DL2000AIRNACUUM F1 I `3. NETAFIM DL2000 RELIEF VALVE (YD -500m34) 1 MANIFOLD-TO;ELBOW PLUMBEDTO NETAFIM BLUE I CONNECTION (TYP). STRIPE POLY TUBING I (EHDi645-XXX) AT EACH HIGH 4, PVC LATERAL LINE FROM POINT. i DRIP ZONE IT, 10. PERIMETER LATERALS 2" TO 1! 5. PVC SUPPLY MANIFOLD. 4" FROM EDGE. 6. NETAFIMOL2000 11. AREA PERIMETER. I MANIFOLD -TO -TEE i CONNECTION. 12. NETAFIM DL2000 OPERATION INDICATOR (OL-MP9), 7. NETAFIM DL2000 DRIPLINE OPTIONAL LATERAL(RGP-XXX-XX). I i I NOTE: I I I I AV THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE SHALL NOT EXCEED THE MAXIMUMRUN LENGTH, SEE NETAFIM SUBSURFACE IRRIGATION DESIGN GUIDE PLAN NOTTOSCALE` NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS. 2. DO NOT SCALE DRAWINGS. 3. CONTRACTORS NOTE: FOR PRODUCTAND COMPANY INFORMATION VISIT www.CADdetaIIs.comRnto REFERENCE NUMBER 065-1 Ng. DRIP CIRCUIT LAYOUT - CENTER FEED DETAIL PLAN SECTIONIELEVATION NOT TO SCALE NOTTO SCALE NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS. 2. DO NOTSCALE DRAWINGS. 3. CONTRACTORS NOTE: FOR PRODUCT AND COMPANY INFORMATION VISITWwwAADdetalls.com8nto NOTES: REFERENCE NUMBER 065.188e. 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS. 2. DO NOT SCALE DRAWINGS. 3. CONTRACTORS NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetalis.00mAnlo REFERENCE NUMBER 065.1881. DRIP CIRCUIT FEED MANIFOLD CONNECTION DETAIL A DRIP CIRCUIT ODD SHAPE LAYOUT - END_FEED DETAIL 3 NOT TO SCALE 4 NOT TO SCALE DRIP CIRCUIT NOTES: 1. SUB -SURFACE DRIPLINE SHALL BE INSTALLED AT FINISH GRADE AND COVER WITH 2" BARK MULCH. 2. ALL PVC LATERALS LINES, INCLUDING PVC FEED LINES SHALL BE INSTALLED 12" BELOW GRADE. 3. INSTALL FLUSH VALVES AND AIR RELIEF VALVES AS SPECIFIED IN DETAILS. 4. SEE IRRIGATION LEGEND FOR TUBING SPECIFICATIONS. 5. SEE NOTES AT EACH DRIP DETAIL FOR ADDITIONAL REQUIREMENTS. A. ROUND PLASTIC BOX WITH ING COVER BY EK OR OVED EQUAL. N IN COLOR VALVE, LINE SIZE. VE BOX EXTENSION, 3TH AS REQUIRED. MALE ADAPTOR 1-80). MAINLINE (2j" OR ,LLER). I" BRICK SUPPORT 'EA GRAVEL; 1 IC FOOT MIN. J l NOT TO SCALE NOT TO SCALES I -� NETAFIM DRIP TUBING MAXIMUM LENGTH OF RUN CHART Performance Specifications (continued) GATE VALVE Maximum length of run NOT TO SCALE - RGP-212-XX: Coll Toil Free 250' @ 15 psi (76m @ 1,03 Bar) 360' @ 25 psi (ll 2 Working Om @ 1,72 Bar) -800-227-2600 Doys Before You Dig 400'@ 30 psi (122m @ 2,07 Bar) Serving These Nine 460'@ 40 psi (140m @ 2.76 Bar) Southern California Counties Santo Barbara•Inyo •yenturo Los Angeles *Riverside •imperial Oronge•Son Diego•Son Bernardino $ DRIP CIRCUIT MAXIMUM TUBING LENGTH CHART Underground Service Alert NOT TO SCALE of Southern California DRAWN: R.J.M RMA INTERNATIONAL �o �'pNDSC,4PF DATE: CEFALIA RESIDENCE LANDSCAPE ARCHITECTURE & PLANNING ��o���tJ316? 09.01.17 CHECKED: R.J.M 315 3 RD STREET SUITE N w IRRIGATION DETAILS SHEET !� � N'• � oy s 2123 E. Balboa Blvd. APPR.: HUNTINGTON BEACH, CA 92648 Newport Beach, CA 92661 P (562) 618-9119 s xP 9p "P L 4, jqr 08.31.1 ��` REVISION DATES EMAIL: rmalandscape@gmail.com E OF CA `Fo ! _ _ -...--_..... -.... _.. _ .... CAP PER IRRIGATION LEGEND SCH 80 PVC RISER CENTERED PAVING 6" MAX. IN PARKWAY & FINISH GRADE ( V-6" FROM TREE TRUNK �F 1 2 I-IIIIIIIII—III—II_II—III—III—I11=III_ III—III—I I I I—III—III—III- � PVC LATERAL LINE '-1 I MI I I 1 I I—I I E i SCH 80 PVC NIPPLE— THREADED BOTH ENDS NOTES: ALL BUBBLERS TO BE: INSTALLED TRIPLE SWING JOINTS F.G. - 1-1/2" BELOW WALK OR CURB STREET ELL GENERAL NOTES 1. ALL PLANTING AREAS SHALL BE WATERED BY MEANS OF A AUTOMATIC TIMER AND LOW FLOW DRIP IRRIGATION SPRINKLER SYSTEM. NO OVER SPARY HEADS ARE PERMITTED. 2. IRRIGATION CONTROLLER IS A'SMART' CONTROLLER WITH WEATHER / RAIN SENSOR UNIT. THE CONTROLLER ADJUSTS ON/OFF BASED UPON CLIMATIC CONDITIONS ON SITE. INSTALL CONTROLLER PER MANUFACTURER'S SPECIFICATIONS. SEE DETAIL 3. IRRIGATION VALVES ARE ATMOSPHERIC VACUUM CONTROL. SEE DETAIL 4. ALL MAIN AND LATERAL IRRIGATION PIPES TO BE PVC SCHEDULE 40. SEE DETAIL WATERING SCHEDULE: SET AUTOMATIC IRRIGATION CONTROLLER FOR: 1. WATERING DAYS 1 DAY PER WEEK IN SPRING 2 DAYS PER WEEK DURINGSPRING AND FALL 3 DAYS PER WEEK DURING SUMMER 2. START TIMES MORNING 5 AM TO 6 AM EVENING 7 PM TO 8 PM 3. RUN TIMES 3 TO 4 MINUTES PER EACH WATERING CYCLE WITH 1 HOUR MIN. BETWEEN EACH CYCLE. 4. SET RAIN DELAY AND SEASON ADJUST ON CONTROLLER TO'ON' POSITION WATERING: THROUGHLY MOISTEN SOIL IN PLANTING AREAS WITH SLIGHT DRYING BETWEEN ADDITIONAL WATERINGS. DO NOT OVER WATER. CONTINUE TO MOISTEN PLANTINGS AS NECESSARY, BUT AVOID STANDING WATER PUDDING, RUNOFF, SURFACE EROSION AND CHANNELING. 1. 1,5 OR 15 GAL SHRUB 2. WATER BASIN 3" MIN. DEPTH 3. FINISH GRADE 4. AMENDED BACKFILL (SEE SOILS REPORT) 5. 21 GRAM PLANT TABLET (SEE SPECIFICATIONS) 6. EXISTING SOIL 7. ROOT BALL 8. VERTICAL MULCH DRAIN HOLE (3"0. X 1' DEPTH) FILLED W/ AMENDED SOIL BACKFILL MIX. NOTE: (TYPICAL) CONTRACTOR TO OVER EXCAVATE AND DISPOSE OFFSITE EXISTING SOIL. FURNISH AND PLACE NEW SOIL BACKFILL MIX (PER SOILS REPORT). M NO LU ZN �<m Z8 om SHRUB PLANTING DETAIL 2 NOT TO SCALE 2 X WIDTH CONTAINER BOX SIZE 12 1 2 3 5 6 H N N N N N LEGEND 1. APPLY A ONE INCH (1") DIAMETER AMOUNT OF G.E. SILICON ADHESIVE WITH SIX INCH (6" LONG STAINLESS STEEL WIRE TOSURFACE (TRIANGULAR SPACED LOCATIONS) 2. ESPALIER OR VINE (SEE PLANTING PLAN FOR SIZE) 3. FENCE OR WALL VINE PLANTING DETAIL 3 NOT TO SCALE Cali Toll Free 1-800-227-2600 2 Working Days Before You Dig Serving These Nine Southern California Counties Santa Barbora•Inyo • yentura Los Angeles *Riverside •Imperfol Orange•Son Diego•Son Bernardino Underground Service Alert of Southern California DRAWN: R.J.fVI CEFALgIA RESIDENCE 2123 E. Balboa Blvd.°0��9H�yPn� Newport Beach, CA 92661 RMA INTERNATIONAL LANDSCAPE ARCHITECTURE & PLANNING 315 3RD STREET SUITE N HUNTINGTON BEACH, CA 92648 P (562) 618-9119 EMAIL: rmalandscape@grnail.com ��° `PN°SCApF �IJ.mc q m 5�0 09.01.17 ��qT xP06.31.1 �a`P REVISION F of CA F° IRRIGATION DETAILS ,PLANTING DETAILS AND IRRIGATION NOTES 09 01E97 CHECKED: RSM SHEET � L5 APPR.: DATES